housing choices in low-density neighbourhoods
TRANSCRIPT
1October 2019
HOUSING CHOICES IN LOW-DENSITY NEIGHBOURHOODS
TALK VANCOUVER SURVEY RESULTS & SUMMARY
October 2019
2October 2019
A survey was live on Talk Vancouver from July 9th to September 15th which asked the public for their input on duplexes and issues and implications of deep basements in single-family houses. In total, there were 3,382 survey respondents, comprising 1,281 renters, 1,877 owners, 98 co-op residents, and 126 residents with other forms of housing tenure.
Duplexes were largely viewed favourably, with 88% of respondents agreeing or strongly agreeing with allowing duplexes in single-family neighbourhoods. Most respondents viewed duplexes as a workable and low-impact option for the densification of single-family neighbourhoods. Concerns about the introduction of duplexes related to infrastructure needs (including parking), green space, protection of character homes, and unobtrusive designs. Respondents expressed enthusiasm about the housing choice and home-owning opportunities duplexes provide; however, many respondents voiced a need for more varied and intensive housing densification, creation, and affordability strategies on the part of the City.
Deep basements in single-family houses were generally seen as unfavourable, with the majority of respondents viewing the issues identified with deep basements as being important to address. There were significant concerns that basement suites be designed and built to maximize accessibility, health, wellness, and safety. For many respondents this precluded deep basement suites altogether in favour of housing stock partially or mostly above ground. They also urged that in light of the housing crisis, denser forms of new housing be favoured over single-family homes with basement suites. Existing residents do not like the visual and practical impacts of new large single-family homes; however, it was generally acknowledged that basements will be rented out and there were calls for a means to oversee/retrofit/legalize existing suites. Finally, there was a consistent minority argument that the city step back and allow housing supply/type to be determined by market forces.
Overall, respondents encouraged the city to move forward with its densification efforts with laneway houses, duplexes, and secondary suites. They recommended that building height restrictions be eased to make for more liveable suites in comparison to deep basements. Some respondents wrote in other housing options that they feel the City should consider as viable for low-density areas, with the most popular being townhouses, low-rise apartments, and triplexes. Aesthetically pleasing design for all housing types was emphasized, including retaining older housing stock, and discouraging ‘monster homes’ and high rises. The predominant mood was that the City should incentivize a variety of housing types to provide for the cross-section of its populace and come up with affordability provisions so that the new stock is truly financially accessible. This included, for many, the need to crack down on empty homes, speculation, and short-term rentals in the city. People were further concerned that Vancouver be a green city; reducing the footprint of its built environment and continuing to prioritize green space. The majority of respondents believed that increased density, if done thoughtfully, could make for a more accessible, liveable, sustainable, and cosmopolitan city.
Executive Summary
3October 2019
Vancouver is experiencing a housing crisis. Rising housing costs have far outpaced local incomes. To respond to this challenge, the City developed the Housing Vancouver Strategy, through work with many stakeholders and with the input of over 10,000 local residents.
Part of the strategy is to increase housing options in low density neighbourhoods. Providing housing options that allow more people to live in our low-density areas across the city will help achieve more complete communities. Complete communities have daily destinations such as shops, services, jobs, parks, schools and community centres, within walking/rolling distance of where people live. Creating more complete neighbourhoods is a key building block of the upcoming City-wide Plan and an important aspect of the City’s Climate Emergency Response.
A survey was live on Talk Vancouver from July 9th to September 15th which asked the public for their input on duplexes and issues and implications of deep basements. In total, there were 3,382 survey respondents, comprising 1,281 renters, 1,877 owners, 98 co-op residents, and 126 residents with other forms of housing tenure.
Background
Qualitative Response Analysis Methodology
The survey included three open-ended questions. The questions prompted thoughts on duplexes, new house construction (with and without suites), and general opinions on housing options in low-density neighbourhoods in Vancouver. Survey results were analyzed and summarized by an external consultant.
Open-ended responses to each of the questions were analyzed and coded inductively to find common themes. Initial themes were derived based on the sample coding and analysis of the first 100 responses to each question. Responses were coded to as many themes as applicable. These themes were used as a starting point for analyzing and coding the remaining data. Overall, coding was iterative. As new nuances and themes surfaced from the data, new codes were added, adjusted, and merged.
Along with results of responses to quantitative Likert scale questions, this document contains a summary of findings for each open-ended question. Coding of the open-ended responses and sample quotes can be found in the Appendix.
4October 2019
Results
What are your thoughts on duplexes in single-family neighbourhoods?
Open-ended responses
Summary
Duplexes were largely viewed favourably. The vast majority of respondents saw them as a workable and low-impact option for the densification of single family neighbourhoods.
There were concerns about their introduction, including that infrastructure needs (especially parking) be accounted for, green space and character housing protected, and design be unobtrusive. Respondents were enthusiastic about the ways in which duplexes provide new housing and home-owning opportunities, allow for double unit density within a comparable footprint, and revitalize communities, while also enabling a higher quality of life. A number of respondents brought up that while this is a start, there is a need for more intensive affordability and densification strategies given the extent of the housing crisis.
Topic 1: Duplexes in Single-Family Neighbourhoods
I strongly agree with allowing duplexes in single-family neighbourhoods
I somewhat agree with allowing duplexes in single-family neighbourhoods
I am neutral on duplexes in single-family neighbourhoods
I somewhat disagree with allowing duplexes in single-family neighbourhoods
I strongly disagree with allowing duplexes in single-family neighbourhoods
71%
17%
5%
3%
4%
2,395 responses
3,382 responses
5October 2019
Affordability & housing crisis
A significant number of respondents brought up the need for more varied and intensive housing densification, creation, and affordability strategies on the part of the City. Duplexes were acknowledged as providing new opportunities for some, but not most Vancouverites. There were fears that big developers/speculators will render duplexes even more inaccessible. Some people voiced concerns that the housing crisis is exacerbating socioeconomic divides and that it is draining Vancouver culturally as people leave to find viable housing.
Environmental considerations
Duplexes were viewed as a more environmentally friendly housing form than detached homes. It was emphasized that increased density is environmentally responsible and sustainable. There was some unease about demolitions.
Positive features of duplexes
Duplexes were predominantly viewed as a sensitive housing densification option that protects neighbourhood character and provides a quality of life comparable to detached homes. Duplexes were viewed as a step towards increased density, affordability, housing, and efficient land use. Respondents were excited about there being more homeowning opportunities within Vancouver.
Impacts to neighbours & neighbourhoods
Residents were concerned about the limited availability of street parking and either argued against densification for this reason or for a formal solution that would not penalize existing homeowners. Broader infrastructure needs were also expressed with most respondents voicing concerns that services and amenities will be strained and need to be increased; and a minority arguing that density is more efficient for infrastructure provision. There was considerable enthusiasm for the idea that duplexes could bring more young families into neighbourhoods as duplexes provide a relatively financially accessible home amenable to family living. It was similarly named that duplexes are conducive to community and that they allow residents the option to downsize locally when they get older. Residents were concerned with the need to retain green space and believed that duplexes should be designed to mesh with neighbourhood architecture. Protecting heritage/character homes was emphasized with suggestions that the City incentivize converting existing homes over new builds. A smaller number of respondents brought up concerns over loss of privacy, increased noise, renter displacement, and supporting local businesses.
Zoning
There were similar numbers of respondents opposed to any single family zoning as there were opposed to the densification of single home areas. Some people called for duplexes to be neighbourhood specific rather than universally permitted.
Themes
6October 2019
Have you ever lived in a secondary suite?
Topic 2: New Houses With and Without Secondary Suites
Yes, I currently live in a secondary suite
Yes, I have previously lived in a secondary suite
No, I have never lived in a secondary suite
6%
50%
44%
If yes, thinking about the most recent secondary suite you lived in... Would you say that the secondary suite is/was...?
Fully above ground
Partially below ground
Mostly below ground
Fully below ground
21%
49%
26%
3%
Total participants: 1,905
Total participants: 3,382
7October 2019
Livability
Basements in new houses are often pushed deep in the ground and only have a thin band of windows, which provide minimal light and ventilation. In your opinion, how important is it to address this issue?
Very important
Important
Not important
Not important at all
48%
33%
12%
5%
Don’t know
1%
3,382 responses
Greenhouse Gas Emissions
Deeper basements require more concrete, which produces more greenhouse gas emissions. In your opinion, how important is it to address this issue?
Very important
Important
Not important
Not important at all
26%
30%
25%
15%
Don’t know
4%
3,382 responses
8October 2019
Site Impacts
Deeper basements require more excavation on the site, the removal of a significant amount of soil, and make it more difficult to retain existing trees. In your opinion, how important is it to address this issue?
Very important
Important
Not important
Not important at all
31%
35%
21%
10%
Don’t know
3%
3,382 responses
Emergency Preparedness
Toilets in deep basements are more likely to require pumping up to the city sewer system rather than relying on gravity flow. This means that during power failures, toilets won’t flush and sinks won’t drain. In your opinion, how important is it to address this issue?
Very important
Important
Not important
Not important at all
39%
40%
13%
5%
Don’t know
3%
3,382 responses
9October 2019
Groundwater
In some areas, there is a risk of encountering groundwater during excavation. When basements are deeper it can mean that groundwater is continuously pumped into sewers, which can limit sewer capacity. In your opinion, how important is it to address this issue?
Very important
Important
Not important
Not important at all
42%
41%
9%
3%
Don’t know
5%
3,382 responses
Design Flexibility
Many new houses have basements that don’t meet the City’s requirements to have a suite because they are too deep in the ground and don’t have windows; they can’t be legally converted into suites in the future. In your opinion, how important is it to address this issue?
Very important
Important
Not important
Not important at all
39%
37%
12%
7%
Don’t know
5%
3,382 responses
10October 2019
Open-ended responses
Summary
Deep basement suites in single-family homes were generally viewed unfavourably. There were significant concerns that basement suites be designed and constructed to maximize accessibility, health, wellness, and safety. For many respondents this precluded deep basement suites altogether in favour of housing stock partially or mostly above ground. They also urged that in light of the housing crisis, denser forms of new housing be favoured over single-family homes with basement suites. Existing residents were not a fan of new larger single home builds and their visual and practical impacts. However, it was generally acknowledged that basements will be rented out and there were calls for a means to oversee/retrofit/legalize existing suites. Finally, there was a consistent minority argument that the city should step back and allow housing supply/type to be determined by market forces.
1,277 responses
Are there any other issues related to new house construction (with or without suites) that concern you?
Accessibility
People had general concerns about access in and out of secondary suites for those with mobility challenges. Deep basements were generally viewed to be less accessible than other housing forms, especially in a crisis.
Affordability & housing crisis
Participants largely urged that the city focus on densification options other than basement suites in low-density areas. There were also some qualms about the costs of constructing suites to code disallowing affordable rents. Nevertheless, a significant minority argued that the need for housing outweighs any concerns about basement suites. Big development
and real estate speculation in the city were understood to be exacerbating the housing crisis.
Design solutions
There was a trend of respondents urging that the problems raised by the survey could be resolved through good building design. There was a strong consensus that height restrictions should be relaxed to eliminate the need for secondary suites to be in deep basements. Window wells and sunken patios were suggested to improve lighting.
Themes
11October 2019
Environmental considerations
Respondents want the City to have requirements for replacing trees/maximizing green space, to consciously increase density among transit lines, and to try to reduce the environmental impact of its construction projects. However, there was considerable scepticism about the survey’s contention that the environmental impacts of deep basements are of concern considering other more invasive ongoing construction projects in the city. Participants pointed out the relative energy efficiency of basements as well as the smaller footprint of high-density housing.
Hazard & emergency preparedness
Participants strongly felt that there should be more than one exit from suites and that windows be accessible as exits. They emphasized that suites should be built to code for emergencies and were concerned that basements are innately more dangerous due to being underground (eg. more likely to flood, more likely to be trapped and harder to rescue in a fire or earthquake, etc.).
Health & well-being
People felt basement suites provide a poor quality of life and exacerbate existing health and socioeconomic disparities. They were extremely concerned with how lack of natural light impacts health and mental health. Mould/dampness and quality of air/ventilation were two other predominant concerns. Respondents further brought up access to common yard space, illegal suites, pests, radon, security, sound-proofing, suite entrance location, and
temperature as liveability factors that were not in their favour.
Impacts to neighbours & neighbourhoods
Residents were upset about the loss of older homes and did not appreciate the aesthetics or size of many of the new builds (‘monster homes’). They were apprehensive about the impact of excavations on their properties and on groundwater/sewer capacity. There were also comments on the prospect of further stress on available street parking.
Regulations & restrictions
Respondents were divided as to the utility of existing regulations and restrictions. Some urged that standards be relaxed and that the overly stringent requirements were preventing the creation of housing, i.e., if people want to rent deep basements, the city should not get in the way. There was also a call for a different set of standards for older homes with the goal of legalizing/retrofitting existing basement suites. At the same time, a comparable number of respondents argued that building codes need to be heavily enforced to ensure suites are liveable and that owners are not renting out deep basements illegally as long-term or short-term rentals. Many people felt that deep basement suites should be banned altogether.
12October 2019
Summary
Overall, respondents encouraged the city to move forward with its densification efforts with laneways, duplexes, and secondary suites. They recommended that building height restrictions be eased to make for more liveable suites in comparison to deep basements. Some respondents wrote in other housing options that they feel the City should consider as viable for low-density areas. The most popular were townhouses, low-rise apartments, and triplexes. People cared about aesthetically pleasing design for all housing types, including retaining older housing stock, and discouraging ‘monster homes’ and high rises. The predominant mood was that the City should incentivize a variety of housing types to provide for the cross-section of its populace and come up with affordability provisions so that the new stock is truly financially accessible. This included, for many, the need to crack down on empty homes, speculation, and short-term rentals in the city. People were further concerned that Vancouver be a green city; reducing the footprint of its built environment and continuing to prioritize green space. The majority of respondents believed that increased density, if done thoughtfully, could make for a more accessible, liveable, sustainable, and cosmopolitan city.
1,902 responses
Do you have any other comments about housing options in low-density neighbourhoods?
Affordability & housing crisis
This section echoed earlier concerns about the lack of affordable housing in Vancouver and the need for provisions in addition to creating more supply to solve the crisis. Empty homes, speculation and big developers were named as requiring intervention. There was also considerable discussion of how the crisis is causing culture drain and exacerbating socioeconomic disparities in Vancouver. Many people voiced frustration that they feel homeowners have disproportionate influence over housing decisions and policy in the city.
Deep basements are substandard housing
Deep basements came up again as being undesirable and as providing a lower quality of living.
Design aesthetic
Respondents spoke at length about what type of design they would like in their city. They would like to retain aesthetically pleasing building stock where possible (not just character homes) and for the city to incentivize the retrofitting/renovations of these buildings over new builds. They would like new builds
Themes
13October 2019
to be attractive and in line with the general architecture of their specific locales. High rises were generally disliked.
Environmental considerations
People urged that the City preserve existing green space and create new parks, encourage housing forms with small environmental footprints, discourage demolitions, and facilitate the creation of denser environmentally conscious neighbourhoods.
Impacts to neighbours & neighbourhoods
Parking came up again as a key concern; residents would like the City to have a plan for how to handle the influx of cars that comes with more people. They also recommended that the City expand its services and amenities as needed. Respondents pointed out that increased density will help local businesses and create more vibrant active communities, particularly in neighbourhoods that have hollowed out.
Incentivizing other housing forms
Some people requested incentives to build new housing forms such as tax breaks or increased square footage allowances.
Other housing densification/creation strategies
Respondents wrote in other housing forms they believe the City should seriously consider. Townhouses were the most popular and many people argued they made more sense as a gentle densification strategy than duplexes
or deep basement suites. Low and mid-rise apartments were also heavily suggested, followed by 3 & 4 – plexes, purpose built rentals, and co-operative housing.
Regulations & restrictions
People asked for more streamlined and flexible housing regulations, emphasizing that the current regulations and restrictions are themselves a barrier to creating housing. Laneways and building height came up the most as restrictions to reconsider. However, they strongly urged that the City clamp down on short-term rentals.
Zoning
Of those respondents who expressed their opinions on increasing densification in single family neighbourhoods, the vast majority was in support. Of those in support, over half urged that the city take it further than duplexes, laneways, and secondary suites, citing ‘missing middle’ housing options and the need for purpose built rentals that provide secure affordable tenancies for citizens. Some people opposed densification altogether and some asked that it be applied to specific locales rather than as a blanket policy.
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on
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e a
fford
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nd
h
ou
sing
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ow
wlo
ing
ou
t V
an
co
uver c
ultu
rally
as p
eo
ple
are
fo
rced
/ch
oo
se to
mo
ve.
A sin
gle
deta
ch
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sing
le-fa
mily
is beyo
nd
the re
ach
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ll b
ut th
e .0
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o y
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ng
fam
ilies a
re le
avin
g th
ese
neig
hb
orh
oo
ds
an
d th
ey a
re h
ollo
win
g o
ut. T
his is d
estro
yin
g th
e c
ity.
Need
affo
rdab
ility
strate
gy/
pro
visio
ns
140
Calls fo
r a b
road
strate
gy/c
ity-w
ide
pla
n a
rou
nd
ho
usin
g a
fford
ab
ility. O
bse
rvatio
ns th
at d
up
lexes w
ill still n
ot b
e w
ithin
reach
for th
e m
ajo
rity o
f V
an
co
uverite
s.
Ou
r ho
usin
g c
risis is HU
GE
....peo
ple
can
no
t affo
rd to
live a
nd
w
ork
here
! Min
imu
m w
ag
e e
arn
ers th
at w
ork
full tim
e d
o
no
t actu
ally
earn
en
ou
gh
mo
ney fo
r ren
t, let a
lon
e a
ny o
ther
exp
en
ses. A
s a se
nio
r, I am
also
bein
g fo
rced
to p
rob
ab
ly h
ave
to m
ove fa
r aw
ay fro
m m
y frie
nd
s, my h
ealth
care
pro
fessio
nals
etc
., an
d liv
e w
here
I will n
ot fe
el sa
fe o
r co
nn
ecte
d. I a
m sic
k to
d
eath
of se
ein
g n
oth
ing
bu
t “Lu
xu
ry C
on
do
’s” bein
g b
uilt th
at
rem
ain
em
pty
an
d n
o o
ne c
an
affo
rd..
Need
varie
ty
of h
ou
sing
d
en
sificatio
n/
cre
atio
n
strate
gie
s
26
8C
alls fo
r ho
usin
g d
en
sificatio
n a
nd
cera
tion
strate
gie
s beyo
nd
du
lexes/
suite
s.
Du
ple
xes a
re su
ch
a sm
all ste
p in
the rig
ht d
irectio
n th
at it
feels silly
to e
ven
have to
deb
ate
ever a
llow
ing
them
. It seem
s o
bvio
us to
me th
at in
a h
ou
sing
an
d c
limate
crisis w
e n
eed
mo
re
typ
es o
f dw
ellin
gs a
cro
ss the e
ntire
city
(an
d it se
em
s od
d th
at
the c
urre
nt z
on
ing
effe
ctiv
ely
ban
s all b
ut d
eta
ch
ed
ho
use
s in
*mo
st* of th
e c
ity).
So
cia
l in
eq
uality.
58
Disc
ussio
ns o
f ho
w h
ou
sing
pric
es,
scarc
ity, an
d p
rep
on
dera
nce o
f sing
le-
fam
ily z
on
ing
exacerb
ate
pre
-existin
g
socio
eco
no
mic
disp
aritie
s in q
uality
of
life a
nd
life c
han
ces fo
r Van
co
uverite
s.
Every
on
e in
a c
ity h
as a
righ
t to liv
e in
an
y n
eig
hb
ou
rho
od
an
d
there
sho
uld
be a
varie
ty o
f ho
usin
g o
ptio
ns in
every
are
a. V
ast
swath
s of sin
gle
-fam
ily h
om
es w
hic
h a
re u
naffo
rdab
le to
tho
se
excep
t the v
ery
wealth
y (g
en
era
tion
ally
or o
therw
ise) a
ct a
s eco
no
mic
an
d o
ften
racia
l seg
reg
atio
n.
Sp
ecu
latio
n,
vacan
cy &
big
d
evelo
pm
en
t
87
Asse
rtion
s that re
al e
state
specu
latio
n
an
d b
ig d
evelo
pers a
re e
xacerb
atin
g
the h
ou
sing
an
d a
fford
ab
ility c
risis. C
om
pla
ints a
bo
ut e
mp
ty h
om
es. F
ears
develo
pers a
nd
investo
rs will c
ap
italiz
e
on
du
ple
x b
uild
s an
d th
ey w
ill beco
me a
s p
roh
ibitiv
ely
exp
en
sive a
nd
/or sit e
mp
ty. C
alls fo
r city
inte
rven
tion
so th
is do
es n
ot
hap
pen
.
Investm
en
t pro
perty
sho
uld
n’t b
e a
llow
ed
, at le
ast in
Van
co
uver
pro
per. H
ou
ses a
re fo
r LIV
ING
IN, n
ot g
en
era
ting
inco
me. O
nly
p
eo
ple
livin
g in
their h
ou
ses sh
ou
ld b
e a
ble
to o
wn
tho
se
pro
pertie
s in th
e c
ity. Wh
y n
ot p
ass a
by-la
w to
this e
ffect?
Peo
ple
can
bu
y in
vestm
en
t pro
pertie
s in o
ther c
ities, o
r vacatio
n
spo
ts. Peo
ple
in V
an
co
uver n
eed
ho
usin
g. T
he p
eo
ple
wh
o
deliv
er th
e se
rvic
es to
Van
co
uver n
eed
ho
usin
g IN
Van
co
uver.
Wh
y sh
ou
ld th
ey h
ave to
co
mm
ute
from
the su
bu
rbs o
r live in
tin
y re
nta
l un
its?
Ap
pe
nd
ix
14O
cto
ber 2
019
Wh
at a
re y
ou
r tho
ug
hts o
n d
up
lexe
s in sin
gle
-fam
ily n
eig
hb
ou
rho
od
s?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Enviro
nm
en
tal
co
nsid
era
tion
s5
4C
om
men
ts on
the e
nviro
nm
en
tal
imp
licatio
ns o
f du
ple
xes. L
arg
ely
asse
rtion
s that sm
alle
r ho
mes/in
cre
asin
g
den
sity is p
ositiv
e w
ith so
me c
on
cern
s ab
ou
t the fo
otp
rint o
f dem
olish
ing
existin
g h
ou
sing
stock.
Fro
m a
ho
usin
g p
ersp
ectiv
e, a
nd
from
a c
limate
ch
an
ge
persp
ectiv
e (ie
red
ucin
g sp
raw
l by su
pp
ortin
g tra
nsit a
nd
g
ivin
g p
eo
ple
op
tion
s to liv
e c
lose
r to th
eir w
ork
), incre
asin
g
den
sity in
low
-den
sity n
eig
hb
ou
rho
od
s is extre
mely
im
po
rtan
t.
Imp
acts to
n
eig
hb
ou
rs &
ne
igh
bo
urh
oo
d
City
serv
ices
& a
men
ities -
mo
re e
fficie
nt
use
24
Co
mm
en
ts that in
cre
ase
d d
en
sity in
low
d
en
sity a
reas w
ill be a
mo
re e
fficie
nt
use
of in
frastru
ctu
re a
nd
will re
vita
tlize/
incre
ase
availa
ble
serv
ices a
nd
am
en
ities.
Hig
her d
en
sity n
eig
hb
ou
rho
od
s allo
w fo
r the d
eliv
ery
of c
ity
serv
ices m
ore
co
st effe
ctiv
ely.
City
serv
ices
& a
men
ities
- need
to
incre
ase
54
Feed
back o
n th
e im
plic
atio
ns o
f in
cre
ase
d d
en
sity fo
r city
serv
ices
an
d a
men
ities in
low
den
sity a
reas.
Arg
um
en
ts that in
cre
ase
d d
en
sity in
low
d
en
sity a
reas w
ill strain
infra
structu
re
an
d/o
r that c
ity se
rvic
es a
nd
am
en
ities
need
s to b
e e
xp
an
ded
ah
ead
of tim
e.
Un
less th
ere
is a c
orre
spo
nd
ing
pla
n to
incre
ase
serv
ices
(road
infra
structu
re, sc
ho
ols, fire
dep
t, health
care
....) yo
u
can
no
t jam
mo
re p
eo
ple
into
an
y n
eig
hb
orh
oo
ds. T
hey
were
bu
ilt this w
ay w
ith a
ll the c
ap
acitie
s in m
ind
. Yo
u m
ust
incre
ase
all fa
cets fo
r it to b
e d
on
e p
rop
erly.
Cre
ate
s d
ow
nsiz
ing
o
pp
ortu
nitie
s
26
Th
ou
gh
ts on
vario
us w
ays re
siden
ts co
uld
take a
dvan
tag
e o
f the d
ow
nsiz
ing
o
pp
ortu
nitie
s du
ple
xes p
rovid
e a
nd
re
aso
ns to
do
so.
I thin
k if th
e 1/2
du
ple
x c
an
be so
ld, th
is is a g
oo
d o
ptio
n fo
r h
om
eo
wn
ers w
ho
have a
lot o
f eq
uity
tied
into
their p
rop
erty,
to fre
e u
p so
me m
on
ey fo
r retire
men
t, sen
din
g k
ids to
sch
oo
l etc
, wh
ile c
on
tribu
ting
to so
lutio
ns fo
r the h
ou
sing
crisis.
Desig
n fit
imp
orta
nt
68
Co
mm
en
ts that th
e a
esth
etic
s of
du
ple
xes sh
ou
ld b
e p
leasin
g a
nd
fit with
existin
g n
eig
hb
ou
rho
od
arc
hite
ctu
re.
If aesth
etic
s, lot siz
e, a
nd
cle
ara
nces re
neig
hb
ou
ring
ho
mes/
lots fits in
with
the n
eig
hb
ou
rho
od
, I thin
k th
ese
co
uld
brin
g a
n
ice b
ala
nce.
Go
od
for
fam
ilies
148
Th
ou
gh
ts on
du
ple
xes a
s a g
oo
d h
ou
sing
fo
rm fo
r fam
ilies a
nd
/or e
nab
le y
ou
ng
fa
milie
s to re
turn
to th
e n
eig
hb
ou
rho
od
.
As re
nte
rs with
a fa
mily, w
e a
re d
istresse
d b
y th
e la
ck o
f availa
ble
ren
tal h
ou
sing
op
tion
s. Du
ple
xes a
llow
for m
ore
liv
ing
space fo
r fam
ilies th
an
hig
h rise
s an
d a
re situ
ate
d in
p
leasa
nt re
siden
tial n
eig
hb
ou
rho
od
s with
sch
oo
ls an
d o
ther
am
en
ities.
Go
od
for
co
mm
un
ity8
4A
ssertio
ns th
at d
up
lexes a
re c
on
du
civ
e
to a
sen
se o
f co
mm
un
ity a
nd
that
incre
ase
d d
en
sity w
ill revita
lize
neig
hb
ou
rho
od
s.
Den
sity in
oth
er a
reas c
an
also
help
bu
ild m
ore
lively
an
d
vib
ran
t co
mm
un
ities in
are
as o
f the c
ity th
at a
re stru
gg
ling
to
keep
sch
oo
ls op
en
(for e
xam
ple
) wh
ile o
ther a
reas
are
beyo
nd
cap
acity
an
d tu
rnin
g k
ids a
way fro
m th
eir
neig
hb
orh
oo
d sc
ho
ols!
15O
cto
ber 2
019
Wh
at a
re y
ou
r tho
ug
hts o
n d
up
lexe
s in sin
gle
-fam
ily n
eig
hb
ou
rho
od
s?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Imp
acts to
n
eig
hb
ou
rs &
ne
igh
bo
urh
oo
d
Help
s local
bu
sinesse
s26
Co
mm
en
ts on
ho
w in
cre
ase
d d
en
sity w
ill h
elp
local b
usin
esse
s thriv
e.
It also
co
ntin
ues to
sup
po
rt existin
g sm
all b
usin
esse
s so th
at
they a
re n
ot d
ispla
ced
with
develo
pm
en
t that is a
cco
mp
an
ied
b
y la
rge c
orp
ora
te g
rocery
store
s, ph
arm
acie
s etc
.
Need
to
pro
tect
ch
ara
cte
r/o
lder h
om
es
69
Co
ncern
s ab
ou
t the lo
ss/destru
ctio
n o
f via
ble
existin
g h
ou
sing
stock, e
specia
lly
herita
ge/c
hara
cte
r ho
mes. S
ug
gestio
ns
that e
xistin
g h
om
es b
e c
onverte
d to
d
up
lexes a
nd
that th
e c
ity m
ake th
is easie
r.
I thin
k th
at th
e re
ten
tion
of o
lder h
om
es is im
po
rtan
t as it is
mo
re su
stain
ab
le th
an
destro
yin
g o
ften
go
od
qu
ality
an
d w
ell
bu
ilt ho
use
s to b
e re
pla
ced
with
new
er b
ut n
ot a
s well b
uilt
structu
res. T
here
sho
uld
be a
byla
w a
llow
ing
an
d fa
cilita
ting
th
e tra
nsfo
rmatio
n o
f old
er b
uild
ing
s in m
ultip
lexes (o
r d
up
lexes) in
stead
of th
e re
pla
cem
en
t of a
old
er sin
gle
fam
ily
ho
mes b
ut n
ew
du
ple
xes.
Park
ing
&
traffic
co
ncern
s
167
Arg
um
en
ts that lo
w d
en
sity a
reas a
re n
ot
eq
uip
ped
for m
ore
cars. C
alls e
ither to
n
ot d
en
sify th
ese
are
as fo
r this re
aso
n o
r fo
r som
e k
ind
of so
lutio
n.
I am
in fa
vo
ur a
s lon
g a
s a re
qu
irem
en
ts for so
me o
nsite
p
ark
ing
is ad
dre
ssed
.
Pre
serv
e
gre
en
space
48
Asse
rtion
s of th
e n
eed
to a
ctiv
ely
p
rese
rve g
reen
space su
ch
as y
ard
s an
d
park
s.
I sup
po
rt incre
ase
d d
en
sity B
UT
NO
T la
rger h
ou
se fo
otp
rints
that m
inim
ize g
ard
en
an
d g
reen
space in
ou
r resid
en
tial
are
as. W
e h
ave to
stop
ho
use
s bein
g b
uilt to
the lo
t lines a
nd
co
ncre
te a
pro
ns a
rou
nd
every
thin
g!!
Priv
acy
& n
oise
co
ncern
s
24
Varie
d o
pin
ion
s on
the im
plic
atio
ns o
f d
up
lexes fo
r priv
acy a
nd
no
ise. M
ain
ly
that th
ey a
re w
orse
than
deta
ch
ed
h
om
es b
ut b
ette
r than
oth
er h
ou
sing
fo
rms.
It also
allo
ws fo
r mo
re p
rivacy a
s livin
g in
co
nd
os o
r b
ase
men
t suite
s (an
y to
p/b
otto
m) situ
atio
n c
an
cau
se
pro
ble
ms a
s ch
ildre
n a
re in
evita
bly
no
isy.
Ren
ter
disp
lacem
en
t26
Co
ncern
s that re
nta
l stock w
ill be
mo
re e
xp
en
sive in
new
du
ple
xes th
an
existin
g re
nta
ls in sin
gle
fam
ily h
om
es.
Ap
pre
hen
sion
s that re
nte
rs in e
xistin
g
sing
le fa
mily
ho
mes w
ill lose
their
ho
usin
g w
hen
ho
mes a
re d
em
olish
ed
/co
nverte
d in
to d
up
lexes.
Dem
olish
ing
a h
om
e to
bu
ild a
n e
xp
en
sive d
up
lex ju
st ch
an
ses a
way re
nte
rs or in
cre
aes re
nts.
16O
cto
ber 2
019
Wh
at a
re y
ou
r tho
ug
hts o
n d
up
lexe
s in sin
gle
-fam
ily n
eig
hb
ou
rho
od
s?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Po
sitive
fe
atu
res o
f d
up
lexe
s
Effic
ien
t use
o
f space
174A
rgu
men
ts that d
up
lexes a
re a
n e
fficie
nt
use
of sp
ace. C
om
men
ts ab
ou
t ho
w
effic
ien
cy is n
eed
ed
giv
en
the lim
ited
la
nd
availa
ble
in V
an
co
uver p
rop
er.
In th
is ho
usin
g c
risis we sim
ply
mu
st mo
ve a
way fro
m th
e
sing
le fa
mily
ho
me b
ein
g th
e d
om
inan
t lan
d u
se a
nd
ho
usin
g
typ
e in
ou
r geo
gra
ph
ically
limite
d c
ity.
New
h
om
eo
wn
ing
o
pp
ortu
nitie
s
33
1S
tate
men
ts ab
ou
t ho
w d
up
lexes
will a
llow
mo
re p
eo
ple
to b
eco
me
ho
meo
wn
ers in
Van
co
uver.
Du
ple
xes a
re a
n e
xcelle
nt w
ay o
f pro
vid
ing
mo
re h
ou
sing
in
ou
r sing
le-fa
mily
neig
hb
ou
rho
od
s, wh
ich
is still spacio
us a
nd
g
rou
nd
-orie
nte
d w
hile
bein
g m
uch
mo
re a
fford
ab
le.
New
ho
usin
g
op
po
rtun
ities
214
Sta
tem
en
ts ab
ou
t ho
w d
up
lexes w
ill p
rovid
e m
ore
ho
usin
g sto
ck, o
ptio
ns,
an
d d
iversity. A
ckn
ow
led
gm
en
t of th
e
ho
usin
g c
risis. Ho
pes fo
r affo
rdab
ility.
Allo
win
g m
ore
op
tion
s in sin
gle
-fam
ily n
eig
hb
ou
rho
od
s will
help
with
affo
rdab
ility.
New
ren
tal
op
po
rtun
ities
65
Belie
f that d
up
lexes w
ill cre
ate
new
ren
tal
op
po
rtun
ities a
nd
po
ten
tially
decre
ase
re
nts. S
tate
men
ts ab
ou
t the p
ositiv
e
featu
res o
f du
ple
x re
nta
ls over o
ther
ho
usin
g fo
rms a
nd
the p
erk
s of liv
ing
in
sing
le fa
mily
are
as.
Even
if bo
th sid
es a
re o
wn
ed
by th
e sa
me p
erso
n, a
nd
on
e
side is re
nte
d o
ut, th
e re
nta
l un
it is a h
ug
e ste
p u
p fro
m a
b
ase
men
t suite
.
Pro
vid
es a
h
ou
se-lik
e
ho
me
110C
om
men
tary
on
ho
w d
up
lexes p
rovid
e
a q
uality
of life
simila
r to a
deta
ch
ed
h
om
e-w
ith n
atu
ral lig
ht, sp
ace, a
yard
, re
siden
tial n
eig
hb
ou
rho
od
co
mm
un
ity, etc
.
Du
ple
xes c
ou
ld p
rovid
e sp
ace-e
fficie
nt h
ou
sing
op
tion
s for
a g
reate
r am
ou
nt o
f peo
ple
, wh
ile m
ain
tain
ing
the c
ity’s
desire
d ‘su
bu
rban
’ style
. Du
ple
xes w
ou
ld a
vo
id th
e issu
e o
f m
eg
a h
ou
ses a
nd
min
i man
sion
s, wh
ere
a fe
w p
rivile
ged
p
eo
ple
affo
rd to
live u
psta
irs, an
d se
vera
l less w
ealth
y p
eo
ple
re
nt u
nd
erg
rou
nd
, or in
cra
mp
ed
un
its accesse
d fro
m th
e
backyard
.
Sen
sitive
mean
s of
incre
asin
g
den
sity
36
6S
tate
men
ts em
ph
asiz
ing
that d
up
lexes
are
a g
en
tle/p
ala
tab
le w
ay o
f ad
din
g
den
sity. Arg
um
en
ts that d
up
lexes a
re a
lo
gic
al p
rog
ressio
n/h
ou
sing
ch
oic
e to
ad
d to
sing
le fa
mily
neig
hb
orh
oo
ds a
s th
ey fit w
ith th
eir c
hara
cte
r.
I ag
ree w
ith th
e p
rincip
le o
f gra
du
ally
incre
asin
g d
en
sity in
sin
gle
fam
ily n
eig
hb
ou
rho
od
s, as lo
ng
as it’s d
on
e se
nsitiv
ely.
Do
ing
it thro
ug
h d
up
lexes is o
ne o
f the m
ore
sen
sitive w
ays.
Wh
at is im
po
rtan
t, tho
ug
h, is to
reta
in th
e n
eig
hb
ou
rho
od
ch
ara
cte
r
17O
cto
ber 2
019
Wh
at a
re y
ou
r tho
ug
hts o
n d
up
lexe
s in sin
gle
-fam
ily n
eig
hb
ou
rho
od
s?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Zo
nin
gA
gain
st d
en
sificatio
n
of sin
gle
ho
me
are
as
84
Desire
to m
ain
tain
sing
le fa
mily
are
as
for v
ario
us re
aso
ns in
clu
din
g lo
ss the
neig
hb
ou
rho
od
ch
ara
cte
r, gre
en
space,
pro
perty
valu
es, q
uality
of life
, an
d
streetsid
e p
ark
ing
. Arg
um
en
ts that
the in
frastru
ctu
re in
these
are
as is n
ot
eq
uip
ped
for a
dd
ed
den
sity.
Ou
r fam
ily c
ho
se to
bu
y a
nd
live in
a lo
w d
en
sity
neig
hb
orh
oo
d. If w
e h
ad
wan
ted
oth
erw
ise w
e w
ou
ld h
ave
ch
ose
n a
diffe
ren
t neig
hb
ou
rho
od
. Wh
ere
will w
e b
e fo
rced
to
live if w
e w
an
t low
den
sity? T
he su
bu
rbs?? T
hen
we w
ill p
ollu
te m
ore
driv
ing
every
wh
ere
. An
d b
e liv
ing
wh
ere
we
do
n’t w
an
t to. W
ou
ld th
e c
ity p
refe
r to fo
rce p
eo
ple
to
relo
cate
to a
no
ther c
ity o
r pro
vin
ce.?
Ag
ain
st sing
le
fam
ily z
on
ing
93
Desire
to u
pzo
ne a
ll of V
an
co
uver p
rop
er
to m
eet h
ou
sing
an
d a
fford
ab
ility n
eed
s. A
rgu
men
ts that sin
gle
fam
ily z
on
ing
is no
lo
ng
er v
iab
le su
stain
ab
le o
r desira
ble
for
Van
co
uver a
s a g
row
ing
city.
Van
co
uver is a
city
with
a g
row
ing
po
pu
latio
n. It is n
ot
ratio
nal to
exp
ect e
xte
nsiv
e sin
gle
-fam
ily z
on
ing
with
in th
e
limits o
f a c
ity. Wo
rld-c
lass c
ities d
on
’t gro
w th
is way.
Make d
up
lexes
neig
hb
ou
rho
od
sp
ecific
45
Calls fo
r du
ple
xes to
be c
on
sidere
d o
n a
n
eig
hb
ou
rho
od
/are
a sp
ecific
basis ra
ther
than
bein
g a
llow
ed
in a
ll low
den
sity
are
as.
It sho
uld
dep
en
d o
n th
e siz
e o
f the lo
ts in sin
gle
-fam
ily
neig
hb
ou
rho
od
s; if majo
rity o
f lots a
re o
f the sa
me, sm
alle
r siz
e, th
an
du
ple
xes sh
ou
ld b
e a
llow
ed
. Ho
wever, if th
ere
are
a
nu
mb
er o
f larg
er-siz
ed
lots w
ithin
the n
eig
hb
ou
rho
od
, then
d
up
lexes sh
ou
ld N
OT
be a
llow
ed
.
18O
cto
ber 2
019
Wh
at a
re y
ou
r tho
ug
hts o
n d
up
lexe
s in sin
gle
-fam
ily n
eig
hb
ou
rho
od
s?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Acce
ssibility
21
Access in
an
d o
ut o
f suite
s for th
ose
with
m
ob
ility c
halle
ng
es.
Accessib
ility is a
n issu
e. A
nyo
ne w
ho
has m
ob
ility issu
es is
go
ing
to h
ave a
pro
ble
m g
ettin
g in
to a
seco
nd
ary
suite
that
is mo
re th
an
a fe
w ste
ps d
ow
n. I w
as in
a w
heelc
hair a
nd
then
a w
alk
er fo
r a fe
w m
on
ths la
st year a
nd
it was v
ery
diffic
ult
gettin
g u
p a
nd
do
wn
stairs.
Affo
rdab
ility &
h
ou
sing
crisis
Base
men
t su
ites p
rovid
e
desp
era
tely
n
eed
ed
affo
rdab
le
ho
usin
g
67
Arg
um
en
ts that th
e fa
ct b
ase
men
ts p
rovid
e m
uch
need
ed
ho
usin
g sto
ck
ou
tweig
hs a
ny c
on
cern
s raise
d b
y th
e
surv
ey
A c
rap
py d
ark
mu
sty d
eep
base
men
t suite
- sub
stan
dard
h
ou
sing
- is bette
r than
no
op
tion
s at a
ll.
Exp
en
sive
co
nstru
ctio
n
co
sts
16C
laim
s that d
eep
base
men
t suite
s are
exp
en
sive to
co
nstru
ct a
nd
that w
ill im
pact h
ou
sing
affo
rdab
ility. Req
uests
for th
e c
ity to
pro
vid
e fin
an
cia
l incen
tives
to o
ffset c
on
structio
n c
osts.
Deep
er b
ase
men
ts mean
incre
ase
d c
on
structio
n c
ost a
nd
th
ere
fore
incre
ase
d h
om
e p
rices a
nd
ren
tal ra
tes.
Prio
ritize
mo
re d
en
se
ab
ove g
rou
nd
h
ou
sing
cre
atio
n
strate
gie
s
100
Co
nte
ntio
ns th
at b
ase
men
t suite
s are
no
t a g
oo
d stra
teg
y to
tackle
the h
ou
sing
an
d a
fford
ab
ility c
risis. Calls th
at th
e c
ity
allo
w d
en
ser h
ou
sing
form
ats in
low
-d
en
sity n
eig
hb
ou
rho
od
s.
Lite
rally
all o
f these
pro
ble
ms w
ou
ld b
e so
lved
if we ju
st allo
wed
peo
ple
to b
uild
ap
artm
en
t bu
ildin
gs in
stead
of o
nly
-slig
htly
-less-e
xp
en
sive h
ou
ses.
Sp
ecu
latio
n
& b
ig
develo
pm
en
t
20
Co
ncern
s ab
ou
t real e
state
specu
latio
n
an
d b
ig d
evelo
pers e
xacerb
atin
g th
e
ho
usin
g a
nd
affo
rdab
ility c
risis.
Th
e b
igg
est h
urd
le is o
utsid
e b
uyers, w
hic
h h
ave d
riven
ho
use
co
sts up
. Ho
use
co
sts are
exp
on
en
tially
mo
re th
an
the 9
0%
o
f Van
co
uver re
siden
ts can
affo
rd, so
wh
ere
are
the b
uyers
co
min
g fro
m? D
efin
itely
no
t Van
co
uver. T
he a
nsw
er sh
ou
ld
be re
strictin
g h
ou
sing
pu
rch
ase
s to B
C re
siden
ts wh
om
pay
inco
me ta
x in
BC
. Yo
u m
ust p
ay a
years w
orth
of in
co
me ta
x
an
d re
side h
ere
for a
year to
be a
ble
to p
urc
hase
a h
ou
se/
lan
d. T
his p
olic
y w
ill take e
ffect w
hen
the a
vera
ge h
ou
sing
m
ortg
ag
e in
Van
co
uver is b
eyo
nd
50
% o
f the a
vera
ge y
early
in
co
me. T
hat’s it. W
e h
ave a
pro
ble
m o
f influ
x. T
here
are
mo
re
peo
ple
with
millio
ns o
utsid
e o
f Van
co
uver th
an
insid
e. S
o it
is imp
ossib
le to
fix w
ith d
en
sity h
ou
sing
. Th
e d
en
sity h
ou
sing
w
ill just g
o u
p in
co
st as w
ell to
the sa
me le
vels.
19O
cto
ber 2
019
Are
the
re a
ny o
the
r issue
s rela
ted
to n
ew
ho
use
co
nstru
ctio
n (w
ith o
r with
ou
t suite
s) that c
on
ce
rn y
ou
?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
De
sign
so
lutio
ns
Allo
w fo
r talle
r h
ou
ses
123
Asse
rtion
s that th
e c
ity sh
ou
ld
mo
dera
tely
rela
x h
eig
ht re
strictio
ns
on
sing
le fa
mily
bu
ilds w
ith se
co
nd
ary
su
ites.
Rela
x th
e b
uild
ing
heig
ht ru
les, b
ase
men
ts can
then
be b
uilt
hig
her. A
ll pro
ble
ms so
lved
. Th
e re
strictio
ns o
n h
eig
ht a
re
arb
itrary
an
d h
ou
ses a
few
feet ta
ller a
re h
ard
ly a
thre
at to
th
e p
eace a
nd
pro
sperity
of th
e c
ity.
Ceilin
g h
eig
ht
40
Very
mix
ed
op
inio
ns o
n c
eilin
g h
eig
ht
tren
ds a
nd
req
uire
men
ts for b
ase
men
ts an
d u
pp
er flo
ors. N
o c
on
sen
sus.
Ceilin
g h
eig
ht sh
ou
ld b
e a
t least 8
feet. B
ein
g m
ostly
u
nd
erg
rou
nd
with
less lig
ht a
lread
y fe
els ra
ther o
pp
ressin
g.
Lo
w c
eilin
g h
eig
hts a
dd
to th
at.
Th
e c
ity h
as a
solu
tion
to a
ll this b
y a
llow
ing
sho
rter
base
men
t suite
s! I’ve liv
ed
in m
an
y “ille
gal” b
ase
men
t suite
s w
ith lo
w c
eilin
gs a
nd
no
on
e d
ied
.
Go
od
desig
n3
9G
en
era
l call fo
r desig
n so
lutio
ns/
asse
rtion
s that th
e p
rob
lem
s raise
d b
y
the su
rvey c
an
be re
solv
ed
with
go
od
d
esig
n.
Mo
st of th
ese
co
ncern
s can
be a
dd
resse
d w
ith th
ou
gh
tful
desig
n.
Su
nken
patio
s6
Arg
um
en
ts for su
nken
patio
s.T
he c
ity sh
ou
ld a
llow
larg
er su
nken
patio
s for b
ase
men
t su
ites.
Win
do
w w
ells
27
Arg
um
en
ts for w
ind
ow
wells.
Lig
ht. W
hy d
oesn
’t Van
co
uver a
llow
exte
rnal lig
ht w
ells - e
ven
w
hen
they m
ay e
ncro
ach
into
setb
acks a
nd
side y
ard
s. Th
is w
ou
ld h
elp
solv
e th
e liv
eab
ility, an
d p
ote
ntia
lly sa
fety
issues.
Every
oth
er c
ou
ntry
I have liv
ed
in u
ses th
em
. Th
ey m
ake
som
e se
nse
in a
den
se e
nviro
nm
en
t.
Enviro
nm
en
tal
co
nsid
era
tion
sG
reen
ho
use
g
as
em
ission
s &
enviro
nm
en
tal
foo
tprin
t
75
Larg
ely
critic
isms o
f the su
rvey’s
co
nte
ntio
n th
at d
eep
base
men
t co
ncre
te
incre
ase
s gre
en
ho
use
gas e
missio
ns.
Su
gg
estio
ns fo
r red
ucin
g th
e im
pact o
f b
ase
men
t co
nstru
ctio
n. P
ersp
ectiv
e-
takin
g c
om
men
ts re: o
ther c
on
structio
n
pro
jects in
Van
co
uver, th
e re
lativ
e
foo
tprin
ts of lo
w d
en
sity v
s. hig
h d
en
sity
ho
usin
g, a
ssertio
ns th
at d
eep
base
men
ts are
mo
re e
nerg
y e
fficie
nt fo
r heatin
g/
co
olin
g, e
tc.
Th
e G
reen
ho
use
Gas ite
m is a
bad
qu
estio
n. Y
es, it’s
imp
orta
nt to
limit g
reen
ho
use
gas e
missio
ns, b
ut w
hat’s
the re
lativ
e im
pact o
f mo
re c
on
cre
te c
om
pare
d to
pu
shin
g
resid
en
ts ou
t furth
er a
nd
thu
s incre
asin
g c
om
mu
te, e
tc.
20
Octo
ber 2
019
Are
the
re a
ny o
the
r issue
s rela
ted
to n
ew
ho
use
co
nstru
ctio
n (w
ith o
r with
ou
t suite
s) that c
on
ce
rn y
ou
?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Enviro
nm
en
tal
co
nsid
era
tion
sP
ub
lic tra
nsit
7A
ssertio
ns th
at it w
ou
ld b
e g
oo
d to
in
cre
ase
den
sity a
lon
g tra
nsit lin
es
an
d/o
r incre
ase
pu
blic
tran
sit in th
ese
n
eig
hb
ou
rho
od
s that a
re b
ein
g d
en
sified
.
We c
an
’t giv
e u
p g
reen
space a
nd
trees to
incre
ase
squ
are
fo
ota
ge b
y a
dd
ing
deep
er b
ase
men
ts. Ad
d d
en
sity n
ear
tran
sit, no
t the b
each
or th
e fo
rest o
r the m
ou
nta
in.
Tre
es/g
reen
sp
ace
43
Co
ncern
s ab
ou
t losin
g tre
es in
V
an
co
uver, su
gg
estio
ns th
at th
e c
ity
make re
qu
irem
en
ts for re
pla
cin
g tre
es/
maxim
izin
g g
reen
space, a
nd
skep
ticisim
re
gard
ing
the su
rveys c
laim
that d
eep
b
ase
men
ts disru
pt tre
es.
Matu
re tre
e ro
ots a
re ty
pic
ally
shallo
w in
Van
co
uver so
th
ey a
re se
riou
sly d
am
ag
ed
even
with
the re
lativ
ely
shallo
w
excavatio
ns re
qu
ired
for p
uttin
g in
the fo
rms to
po
ur c
on
cre
te
for th
e stru
ctu
ral re
qu
irem
en
ts for n
on
-base
men
t ho
mes. A
s an
arb
orist a
nd
ho
rticu
lturist, I th
ink im
pro
vin
g th
e sitin
g o
f n
ew
ly p
lan
ted
trees is m
ore
rele
van
t to c
reatin
g a
tree c
an
op
y
for th
e fu
ture
.
Hazard
&
em
erg
en
cy
pre
pare
dn
ess
Earth
qu
akes
20
Stru
ctu
ral in
teg
rity o
f base
men
t suite
s d
urin
g e
arth
qu
akes. C
on
cern
s ab
ou
t re
siden
ts bein
g tra
pp
ed
un
der d
eb
ris du
e
to b
ein
g in
a b
ase
men
t/bein
g h
ard
er to
fin
d a
nd
resc
ue.
Deep
base
men
ts as p
rimary
livin
g sp
ace m
ake p
ost-
earth
qu
ake se
arc
hes fo
r surv
ivo
rs mu
ch
mo
re d
ifficu
lt. I kn
ow
, it’s a
n u
np
reced
en
ted
issue h
ere
, bu
t Van
co
uver n
eed
s to p
lan
fo
r surv
ivin
g th
e n
ext v
ery
larg
e e
arth
qu
ake.
Exits
107
Co
mm
en
ts em
ph
asiz
ing
the n
eed
for
mo
re th
an
on
e e
merg
en
cy e
xit a
nd
/or fo
r w
ind
ow
s larg
e e
no
ug
h to
exit fro
m.
Bein
g a
ble
to e
xit d
urin
g a
fire m
igh
t be a
ch
alle
ng
e if a
ll the
win
do
ws a
nd
small a
nd
hig
h u
p.
Fire
s20
Gen
era
l co
mm
en
ts on
the im
po
rtan
ce
of fire
safe
ty c
on
cern
s oth
er th
an
exits-
sprin
kle
rs, smo
ke d
ete
cto
rs, firep
roo
f d
ryw
all, e
nfo
rcin
g fire
safe
ty c
od
es e
tc.
fire sa
fety
(sho
uld
sprin
kle
rs be m
an
date
d?)
Flo
od
s29
Flo
od
ing
co
ncern
s un
iqu
e to
base
men
ts, co
mm
en
ts on
po
ssible
incre
ase
d flo
od
ing
risk
in th
e fu
ture
du
e to
clim
ate
ch
an
ge.
With
clim
ate
ch
an
ge th
ere
is mo
re lik
elih
oo
d o
f floo
din
g
wh
ich
is mo
re p
ron
e to
base
men
t un
its. En
surin
g th
ese
un
its h
ave m
inim
al im
pact a
nd
do
n’t flo
od
is very
imp
orta
nt.
Po
wer o
uta
ges
& p
lum
bin
g4
1S
ew
ag
e b
ack-u
p c
on
cern
s, state
men
ts asse
rting
this is n
ot a
ctu
ally
a p
rob
lem
, d
esig
n su
gg
estio
ns (e
g. b
atte
ry b
ack
up
for p
um
ps, o
n site
stora
ge ta
nk fo
r se
wag
e e
tc.)
All o
f these
pro
ble
ms a
re e
asily
solv
ab
le o
r som
eth
ing
yo
u’ll
have to
ad
dre
ss an
yw
ay (e
.g. g
et b
atte
ry b
acku
ps fo
r the
toile
ts/sinks, y
ou
’ll have to
up
gra
de se
wag
e sy
stem
s to h
an
dle
in
cre
ase
d d
en
sity a
nyw
ay, e
tc.)
21
Octo
ber 2
019
Are
the
re a
ny o
the
r issue
s rela
ted
to n
ew
ho
use
co
nstru
ctio
n (w
ith o
r with
ou
t suite
s) that c
on
ce
rn y
ou
?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
He
alth
& w
ell-
be
ing
Access to
co
mm
on
yard
sp
ace
6T
he v
alu
e in
access to
priv
ate
yard
sp
ace a
nd
/or e
qu
ity fo
r suite
ten
an
ts in
accessin
g y
ard
/patio
space.
Yard
/ gard
en
space is o
ften
pro
vid
ed
on
ly fo
r the u
se o
f the
ow
ner/ m
ain
floo
r ten
an
t.
Dig
nifie
d
livin
g/q
uality
o
f life
81
Co
mm
en
ts on
feelin
g th
ese
livin
g
enviro
nm
en
ts are
dem
ean
ing
an
d/o
r d
eh
um
an
izin
g. C
om
men
ts that b
ase
men
t su
ites e
xacerb
ate
existin
g h
ealth
&
socio
eco
no
mic
disp
arite
s.
Th
is is no
way to
den
sify o
r ho
use
peo
ple
with
dig
nity. A
deep
b
ase
men
t suite
is the e
asie
st way to
make so
meo
ne fe
el lik
e
a se
co
nd
cla
ss citiz
en
. Th
ey a
re lite
rally
forc
ed
un
derg
rou
nd
an
d ty
pic
ally
have to
take a
side o
r back e
ntra
nce.
Illeg
al su
ites
19C
on
cern
s ab
ou
t the p
rep
on
dera
nce
of ille
gal su
ites in
Van
co
uver/th
at
deep
base
men
ts will b
e tu
rned
into
ille
gal su
ites w
ith u
nju
st/un
safe
livin
g
co
nd
ition
s.
Deep
base
men
ts with
no
natu
ral lig
ht c
an
no
t leg
ally
be
turn
ed
into
suite
s bu
t man
y su
ch
suite
s are
illeg
ally
on
the
mark
et, a
nd
it is ofte
n stu
den
ts an
d o
ther lo
w in
co
me g
rou
ps
wh
o a
re fo
rced
into
these
un
health
y a
nd
dep
ressin
g su
ites.
Mo
uld
/d
am
pn
ess
60
Liv
eab
ility c
on
cern
s reg
ard
ing
mo
isture
p
roo
fing
, hu
mid
ity, mo
ld g
row
th e
tc.
Po
or v
en
tilatio
n a
nd
mo
isture
co
ntro
l in b
ase
men
t suite
s le
ad
s to p
oo
r ind
oo
r air q
uality
an
d h
ealth
co
ncern
s. I have
lived
in m
old
y b
ase
men
ts myse
lf an
d su
ffere
d a
llerg
ies d
ue to
m
old
.
Natu
ral lig
ht/
sigh
tlines to
o
utd
oo
rs
210
Asse
rtion
s of th
e im
po
rtan
ce o
f natu
ral
ligh
t to liv
eab
ility/health
/men
tal h
ealth
.In
a c
ity w
ith su
ch
a lo
ng
rain
y se
aso
n, th
e la
ck o
f ligh
t in
base
men
ts affe
cts m
ost p
eo
ple
’s health
. We h
ave to
stop
th
inkin
g o
f base
men
ts as a
n o
ptio
n. B
ase
men
ts are
for tro
ll an
d m
urlo
cks o
nly.
Pests
9In
cre
ase
d in
festa
tion
co
ncern
s un
iqu
e to
su
ites.
Base
men
t suite
s ofte
n h
ave m
ore
issues w
ith p
ests (m
ice,
bu
gs).
Rad
on
18S
afe
ty a
rou
nd
po
ssible
exp
osu
re to
ra
do
n g
as.
Gro
un
d g
ase
s like ra
do
n a
nd
from
soil c
on
tam
inatio
n a
re n
ot
reg
ula
rly c
hecked
.
Secu
rity7
Bre
ak-in
/secu
rity c
on
cern
s un
iqu
e to
su
ites.
Secu
rity w
as a
lso a
co
ncern
, as w
ith th
e w
ind
ow
s bein
g rig
ht
at g
rou
nd
level a
nd
juu
ust la
rge e
no
ug
h fo
r som
eo
ne to
sneak
thro
ug
h, it w
as o
ften
a c
on
cern
.
So
un
d-
pro
ofin
g &
n
oise
-tran
sfer
24
Sta
tem
en
ts ab
ou
t the so
un
d-p
roo
fing
n
eed
s /stan
dard
s of b
ase
men
t suite
s.C
eilin
g/flo
or n
oise
tran
smissio
n is m
ore
of a
n issu
e th
an
h
avin
g a
share
d w
all a
s per d
up
lexes o
r tow
nh
ou
ses.
22
Octo
ber 2
019
Are
the
re a
ny o
the
r issue
s rela
ted
to n
ew
ho
use
co
nstru
ctio
n (w
ith o
r with
ou
t suite
s) that c
on
ce
rn y
ou
?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
He
alth
& w
ell-
be
ing
Ven
tilatio
n4
8G
en
era
l co
mm
en
ts on
po
or v
en
tilatio
n in
b
ase
men
t suite
s an
d its e
ffects o
n h
ealth
an
d m
en
tal h
ealth
.
Base
men
t suite
s in g
en
era
l are
bad
ly v
en
tilate
d, in
part
becau
se th
ey h
ave ju
st on
e e
ntra
nce. I’d
be g
lad
to se
e
thro
ug
h-v
en
tilatio
n a
nd
em
erg
en
cy se
co
nd
exits re
qu
ired
in
new
co
nstru
ctio
n. T
hey m
igh
t be to
o m
uch
to a
sk in
retro
fits, p
ossib
ly d
ete
rring
the re
no
vatio
ns in
the first p
lace, w
hic
h
we w
an
t to a
vo
id. B
ut fo
r new
ho
mes, th
e a
dd
ed
co
st wo
uld
b
e m
inim
al, a
nd
the g
ain
in h
ealth
, co
mfo
rt, an
d sa
fety
co
nsid
era
ble
.
Ne
gativ
e
imp
acts to
n
eig
hb
ou
rs &
ne
igh
bo
urh
oo
d
Dem
olitio
ns
9L
am
en
ts over th
e lo
ss of o
lder/c
hara
cte
r h
om
es fo
r new
co
nstru
ctio
n. W
orrie
s th
at n
ew
bu
ilds o
ften
do
no
t even
ad
d to
h
ou
sing
.
It’s no
t so m
uch
the n
ew
ho
use
s as th
e e
xistin
g h
om
es th
at
are
torn
do
wn
rath
er th
an
ren
ovate
d. I se
riou
sly o
bje
ct to
liv
ab
le o
lder h
om
es b
ein
g tu
rned
into
lan
dfill. R
en
ovate
or
mo
ve o
ld h
om
es, d
on
’t just te
ar th
em
do
wn
.
Excavatio
ns
30
Vario
us n
eg
ativ
e im
pacts o
f excavatio
ns
on
neig
hb
ou
ring
pro
pertie
s.Im
pact o
n n
ext d
oo
r ho
use
s, wh
en
deep
base
men
ts are
excavate
d. O
ur b
ase
men
t floo
r develo
ped
a b
ig c
rack w
hen
a
deep
excavatio
n n
ext d
oo
r was c
reate
d fo
r a n
ew
ho
use
.
Gro
un
dw
ate
r &
sew
er
cap
acity
42
Ap
pre
hen
sion
s ab
ou
t excavatio
ns
en
co
un
terin
g g
rou
nd
wate
r an
d a
bo
ut
pu
mp
ing
gro
un
dw
ate
r into
sew
ers.
Asse
rtion
s that th
e c
ity n
eed
s to u
pg
rad
e
its sew
er sy
stem
.
Inevita
bly, th
e u
nd
erg
rou
nd
wate
r is div
erte
d in
to th
e se
wer
syste
m a
nd
no
t into
the su
rrou
nd
ing
eco
syste
m, re
sultin
g in
a
less n
atu
ral, m
ore
sterile
enviro
nm
en
t. We c
an
on
ly b
uild
so
mu
ch
on
the la
nd
befo
re th
e la
nd
beco
mes a
rid.
Larg
er n
ew
b
uild
s28
Co
mp
lain
ts ab
ou
t the siz
e/a
esth
etic
s o
f som
e re
cen
t bu
ilds. C
on
cern
s th
at if h
ou
ses a
re b
uilt w
ith n
on
-d
eep
base
men
ts (aka ta
ller) it w
ill im
pact d
aylig
ht/v
iew
s for th
e e
xistin
g
neig
hb
ou
ring
ho
use
s.
Th
ey a
llow
too
mu
ch
sqau
re fo
ota
ge fo
r the lo
t an
d y
ou
get
a h
ou
se th
at is m
uch
too
hig
h a
nd
dw
arfs th
e h
ou
ses n
ext to
th
em
wh
ich
then
en
d u
p b
ein
g d
em
olish
ed
as th
ey g
ive u
p a
s th
ey h
ave lo
st their lig
ht a
nd
priv
acy.
Park
ing
24
Co
ncern
s ab
ou
t incre
asin
g d
en
sficatio
n
pu
tting
furth
er stre
ss on
availa
ble
p
ark
ing
. Su
gg
estio
ns th
at th
e c
ity re
qu
ire
new
bu
ilds to
inclu
de o
nsite
park
ing
an
d/
or a
llow
for u
nd
erg
rou
nd
park
ing
.
Need
to p
rovid
e p
ark
ing
like a
gara
ge o
r driv
ew
ay, e
xtra
p
eo
ple
in a
suite
just a
dd
s to th
e a
lread
y stre
ssed
park
ing
in
neig
hb
orh
oo
ds.
23
Octo
ber 2
019
Are
the
re a
ny o
the
r issue
s rela
ted
to n
ew
ho
use
co
nstru
ctio
n (w
ith o
r with
ou
t suite
s) that c
on
ce
rn y
ou
?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Re
gu
latio
ns &
re
strictio
ns
Do
no
t allo
w d
eep
b
ase
men
t su
ites
75
Stro
ng
op
inio
ns a
gain
st the c
on
structio
n/
existe
nce o
f deep
base
men
t suite
s.It’s u
nb
elie
vab
le th
at th
is is even
hap
pen
ing
. Base
men
t liv
ing
in a
seco
nd
ary
suite
is bad
en
ou
gh
bu
t bu
ried
deep
u
nd
erg
rou
nd
is just in
hu
man
e. G
et it to
geth
er, V
an
co
uver.
En
forc
em
en
t n
eed
ed
41
Em
ph
asis o
n th
e n
eed
to e
nfo
rce c
ity
bu
ildin
g re
gu
latio
ns a
nd
co
des fo
r b
ase
men
t suite
s.
Base
men
t ap
artm
en
ts are
no
t pro
per a
partm
en
ts an
d th
e
city
sho
uld
hig
hly
reg
ula
te a
nd
reg
ula
rly in
spect a
nd
fine
ho
meo
wn
ers w
ho
do
no
t co
mp
ly.
Existin
g &
n
ew
bu
ilds
sho
uld
have
diffe
ren
t sta
nd
ard
s
30
Call fo
r a d
iffere
nt se
t of sta
nd
ard
s an
d
reg
ula
tion
s for e
xistin
g v
s. new
bu
ilds.
Go
al o
f leg
aliz
ing
/retro
fiting
existin
g
base
men
t ho
usin
g.
I thin
k fo
r existin
g b
ase
men
ts these
sho
uld
be a
llow
ed
as su
ites b
ut n
ew
on
es b
ein
g b
uilt sh
ou
ld a
dh
ere
to n
ew
re
qu
irem
en
ts. Existin
g h
om
eo
wn
ers w
ith su
ites sh
ou
ldn
’t b
e p
en
aliz
ed
for o
ld le
gisla
tion
that w
as o
nce a
llow
ed
. Bu
t ch
an
ge fo
r the b
ette
r, livab
ility e
nviro
nm
en
t etc
for n
ew
on
es.
Fle
xib
ility
need
ed
48
Arg
um
en
ts for m
ore
flexib
le b
ase
men
t su
ite re
gu
latio
ns. A
rgu
men
ts that c
urre
nt
req
uire
men
ts disu
ad
e p
eo
ple
from
b
uild
ing
them
. Priv
ate
pro
perty
an
d fre
e
mark
et a
rgu
men
ts.
Th
ese
qu
ote
“issues” a
re n
ot re
ally
issues a
t all. T
he C
ity
sho
uld
keep
their n
ose
ou
t of th
ese
thin
gs. W
e a
re in
need
of
mo
re h
ou
sing
. Sto
p m
akin
g it so
diffic
ult fo
r ho
meo
wn
ers to
co
nvert th
eir b
ase
men
ts into
ren
tal su
ites. T
he fre
e m
ark
et
will w
ork
these
thin
gs o
ut. If a
suite
is too
dark
then
it will
be c
heap
er to
ren
t - pla
in a
nd
simp
le. W
e n
eed
inexp
en
sive
pla
ces to
ren
t.
Sh
ort-
term
ren
tal
co
ncern
s
6C
on
cern
s that n
ew
base
men
t suite
s will
be u
sed
for sh
ort-te
rm re
nta
ls.T
he sc
ou
rge o
f Air B
nb
- my c
on
cern
is that th
ey w
on
’t be
ren
ted
ou
t to p
eo
ple
wh
o a
ctu
ally
live in
Van
(like m
e)
Se
co
nd
ary
su
ite q
ue
stion
s fe
ed
back
65
Feed
back th
at th
e q
uestio
ns w
ere
co
nfu
sing
, ed
ucatio
nal, le
ad
ing
, or
am
big
uo
us
Th
ese
qu
estio
ns a
re to
o c
on
fusin
g, a
mb
igu
ou
s, an
d c
om
ple
x
for a
pu
blic
surv
ey.
24
Octo
ber 2
019
Are
the
re a
ny o
the
r issue
s rela
ted
to n
ew
ho
use
co
nstru
ctio
n (w
ith o
r with
ou
t suite
s) that c
on
ce
rn y
ou
?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Affo
rdab
ility &
h
ou
sing
crisis
Cu
lture
dra
in22
Co
ncern
s that th
e a
fford
ab
ility a
nd
h
ou
sing
crisis is h
ollo
win
g o
ut V
an
co
uver
cu
ltura
lly a
s peo
ple
are
forc
ed
/ch
oo
se to
m
ove.
I thin
k w
e n
eed
to in
cre
ase
den
sity w
here
ver w
e c
an
, if we
do
n’t w
an
t to lo
se y
ou
ng
er p
eo
ple
wh
o m
ake u
nd
er 5
0k a
year in
Van
co
uver, b
ut so
far it lo
oks lik
e th
is is no
t som
eth
ing
th
e C
oV
is inte
reste
d in
. San
Fra
ncisc
o is a
n e
xam
ple
, wh
ere
th
ere
are
no
lon
ger p
eo
ple
wh
o c
an
wo
rk in
the lo
wer p
aid
se
cto
rs (yet e
ssen
tial) w
ho
can
live in
or n
ear th
e c
ity. Alre
ad
y
peo
ple
in th
eir 2
0s a
nd
30
s are
leavin
g in
dro
ves, a
s well
becau
se w
ag
es in
this c
ity a
re a
bysm
al a
nd
ho
usin
g is v
ery
stre
ssful.
Need
affo
rdab
ility
strate
gy/
pro
visio
ns
117C
alls fo
r a b
road
strate
gy/c
ity-w
ide p
lan
aro
un
d h
ou
sing
affo
rdab
ility. Calls to
en
sure
affo
rdab
le re
nts.
I’m n
ot c
onvin
ced
that ta
kin
g a
2 m
illion
do
llar p
rop
erty
an
d
co
nvertin
g it in
to tw
o, 1 m
illion
do
llar, p
rop
ertie
s is go
ing
to
do
mu
ch
to im
pro
ve th
e c
urre
nt a
fford
ab
ility situ
atio
n.
Van
co
uver is a
dd
icte
d to
the m
on
ey th
at re
al e
state
sp
ecu
latio
n g
en
era
tes. T
he c
ity still h
as a
lot o
f wo
rk b
efo
re
du
ple
xes a
re g
oin
g to
make a
n im
pact o
n th
e a
vera
ge “$
50
k/
year” w
ork
er’s b
otto
m lin
e. A
millio
n b
ucks is still o
ut o
f reach
fo
r 90
% o
f the p
op
ula
tion
.
So
cia
l in
eq
uality
56
Co
mm
en
ts on
ho
w h
ou
sing
pric
es,
scarc
ity, an
d p
rep
on
dera
nce o
f sing
le-
fam
ily z
on
ing
exacerb
ate
pre
-existin
g
socio
eco
no
mic
disp
aritie
s in q
uality
of
life a
nd
life c
han
ces fo
r Van
co
uverite
s. F
rustra
tion
s that h
om
eo
wn
ers a
re ta
kin
g
up
a d
ispro
po
rtion
ate
am
ou
nt o
f space
in th
e c
onversa
tion
du
e to
their re
lativ
e
reso
urc
es a
nd
influ
en
ce.
I’ve b
een
to a
lot o
f citie
s an
d V
an
co
uver is u
p th
ere
in
term
s of first w
orld
ho
usin
g d
isparity. A
bik
e rid
e n
orth
(le
t’s say sta
rting
at 5
7th
Ave) a
lon
g th
e A
rbu
tus g
reen
way
into
do
wn
tow
n is sh
ockin
g. W
e’v
e d
ed
icate
d h
alf o
ur c
ity
to p
ala
tial m
an
sion
s on
half-a
cre
lots b
eh
ind
iron
gate
s. 30
m
inu
tes la
ter I’m
surro
un
ded
by h
un
dre
ds o
f peo
ple
wh
o
spen
d th
e m
ajo
rity o
f their liv
es o
n th
e stre
et. It’s sh
am
efu
l.
Sp
ecu
latio
n,
vacan
cy &
big
d
evelo
pm
en
t
84
Asse
rtion
s that re
al e
state
specu
latio
n
an
d b
ig d
evelo
pers a
re e
xacerb
atin
g
the h
ou
sing
an
d a
fford
ab
ility c
risis. C
om
pla
ints a
bo
ut e
mp
ty h
om
es. C
alls fo
r in
terv
en
tion
.
We n
eed
to sto
p issu
ing
ap
pro
vals a
nd
bu
ildin
g p
erm
its for
luxu
ry c
on
do
s an
d h
om
es, e
specia
lly in
low
/mid
dle
inco
me
neig
hb
ou
rho
od
s. Go
back to
bu
ildin
g re
gu
lar a
partm
en
t b
uild
ing
s, reg
ula
r ho
mes. If d
evelo
pers re
ally
care
d a
bo
ut
incre
asin
g d
en
sity to
help
ease
the h
ou
sing
crisis, th
en
they
wo
uld
n’t slo
w d
ow
n w
hen
pric
es sta
rt to d
rop
. Th
e g
reed
n
eed
s to sto
p.
25
Octo
ber 2
019
Do
yo
u h
ave
an
y o
the
r co
mm
en
ts ab
ou
t ho
usin
g o
ptio
ns in
low
-de
nsity
ne
igh
bo
urh
oo
ds?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
De
ep
b
ase
me
nts a
re
sub
stan
dard
h
ou
sing
83
Co
mm
en
ts on
ho
w d
eep
base
men
ts su
ites a
re u
nd
esira
ble
an
d o
ffer a
low
er
qu
ality
of liv
ing
.
It do
esn
’t seem
to b
e fa
ir or e
thic
al in
the p
rog
ressiv
e a
nd
d
em
ocra
tic c
ity lik
e V
an
co
uver to
pu
t yo
un
g g
row
ing
fam
ilies
in a
dark
an
d sm
all b
ase
men
t suite
s wh
ile a
llow
ing
retire
es
or w
ell to
do
fam
ilies liv
e in
big
ger b
righ
ter h
ou
ses o
n to
p,
en
joyin
g w
ho
le a
lot m
ore
space a
nd
vie
w in
clu
din
g y
ard
s an
d
gara
ges.
De
sign
ae
sthe
ticA
gain
st hig
h
rises
30
Gen
era
l co
mp
lain
ts ab
ou
t/dislik
e o
f hig
h
rise b
uild
ing
s in th
e c
ity.I a
m in
favo
ur o
f gen
tle d
en
sificatio
n, to
wn
ho
use
s, du
ple
xes,
row
ho
use
s, sho
rter a
partm
en
t blo
cks in
sing
le fa
mily
ho
me
are
as. I a
m n
ot in
sup
po
rt of a
ll the n
ew
talle
r bu
ildin
gs
scatte
red
aro
un
d th
e c
ity, ou
tside o
f the d
ow
nto
wn
are
a.
Desig
n
imp
orta
nt
54
Calls fo
r attra
ctiv
e d
esig
n in
vario
us
typ
es o
f ho
usin
g. C
alls fo
r ho
usin
g d
esig
n
to m
esh
with
the a
rea it is in
. Co
mp
lain
ts ab
ou
t som
e o
f the la
rger n
ew
sing
le
ho
use
bu
ilds.
Co
nsid
er sh
ifting
to a
form
-base
d c
od
e. D
ete
rmin
e w
hat
the b
uild
ing
s sho
uld
loo
k lik
e fro
m th
e o
utsid
e, b
ut le
t the
arc
hite
ct/b
uild
ers fig
ure
ou
t ho
w to
meet th
e re
qu
irem
en
ts (d
up
lex, trip
lex, fo
urp
lex, fiv
e p
lex - w
ho
care
s?)
Need
to
pro
tect o
lder/
ch
ara
cte
r b
uild
ing
s
72
Co
ncern
s ab
ou
t the lo
ss/destru
ctio
n o
f via
ble
existin
g h
ou
sing
stock, e
specia
lly
herita
ge/c
hara
cte
r ho
mes. S
ug
gestio
ns
that e
xistin
g h
om
es b
e re
no
vate
d/
retro
fitted
rath
er th
an
destro
yed
. Calls
for c
hara
cte
r/herita
ge h
om
es to
have a
se
para
te se
t of c
od
es. C
om
men
ts that
that w
hen
they a
re d
em
olish
ed
existin
g
affo
rdab
le re
nta
l stock is o
ften
lost.
My b
ig c
on
cern
is the d
em
olish
ing
of V
an
co
uver’s
arc
hite
ctu
ral h
istory
- old
er h
om
es a
re to
rn d
ow
n q
uic
kly.
Ren
ovatio
n sh
ou
ld b
e th
e first c
ho
ice a
nd
ren
ovatin
g to
in
clu
de m
ore
suite
s with
in th
e h
ou
se sh
ou
ld a
lso b
e a
m
an
date
- stop
the m
on
ster h
ou
ses, p
lease
.
Enviro
nm
en
tal
co
nsid
era
tion
sE
nviro
nm
en
tal
foo
tprin
t3
8L
arg
ely
co
mm
en
ts for e
co
log
ically
frie
nd
ly b
uild
s an
d d
en
ser
neig
hb
ou
rho
od
s. Co
ncern
over
dem
olitio
ns.
Ho
w c
an
we b
e th
e g
reen
est c
ity w
hen
we h
ave a
ll this
dem
olitio
n w
aste
?
Pre
serv
e
gre
en
space
50
Asse
rtion
s of th
e n
eed
to a
ctiv
ely
p
rese
rve g
reen
space a
nd
trees.
Den
sificatio
n is g
oo
d, b
ut so
is reta
inin
g o
ur c
an
op
y c
over.
Th
e m
ore
trees w
e c
an
keep
, the h
ealth
ier w
e a
ll are
bo
th
men
tally
an
d p
hysic
ally. L
ivin
g in
a c
on
cre
te ju
ng
le w
ith little
o
r no
gre
en
space c
lose
to h
om
e is d
ep
ressin
g. I k
no
w, I u
sed
to
live in
Lo
nd
on
.
26
Octo
ber 2
019
Do
yo
u h
ave
an
y o
the
r co
mm
en
ts ab
ou
t ho
usin
g o
ptio
ns in
low
-de
nsity
ne
igh
bo
urh
oo
ds?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Imp
acts to
n
eig
hb
ou
rs &
ne
igh
bo
urh
oo
d
City
serv
ices
& a
men
ities
59
Calls fo
r city
serv
ices a
nd
am
en
ities to
be
exp
an
ded
.In
cre
ase
d d
en
sificatio
n sh
ou
ld b
e c
oo
rdin
ate
d w
ith in
cre
ase
d
co
mm
un
ity se
rvic
es su
ch
as tra
nsit, tra
ffic c
on
trol, sc
ho
ols,
co
mm
un
ity c
en
tre, a
nd
oth
er a
men
ities.
Lo
cal
bu
sinesse
s3
6C
alls to
help
local b
usin
esse
s thriv
e/
op
po
rtun
ities fo
r new
local b
usin
esse
s.I h
ave v
isited
low
den
sity n
eig
hb
ou
rho
od
s that h
ave c
afe
s/g
rocerie
s that h
ave g
ran
dfa
there
d in
to th
e a
rea. I lo
ve th
ese
an
d th
e w
ay th
ey b
ring
the c
om
mu
nity
tog
eth
er, th
ey c
on
nect
peo
ple
in th
ese
neig
hb
ou
rho
od
s. It wo
uld
be w
on
derfu
l to
see z
on
ing
ab
le to
acco
mm
od
ate
mo
re o
f these
.
Park
ing
&
traffic
co
ncern
s
106
Arg
um
en
ts that lo
w d
en
sity a
reas a
re n
ot
eq
uip
ped
for m
ore
cars. C
alls e
ither to
n
ot d
en
sify th
ese
are
as fo
r this re
aso
n o
r fo
r som
e k
ind
of so
lutio
n.
I have n
otic
ed
less p
ark
ing
spo
ts. Th
e stre
ets a
re g
ettin
g
over c
row
ded
with
cars. It is a
real c
on
cern
. Neig
hb
ou
rs are
fig
htin
g o
ver p
ark
ing
spo
ts in th
eir n
eig
hb
ou
rho
od
. A v
ery
re
al a
nd
serio
us th
reat.
Sen
se o
f co
mm
un
ity3
6C
om
men
ts ab
ou
t ways to
bu
ild a
nd
m
ain
tain
vib
ran
t co
mm
un
ities.
I thin
k a
llow
ing
mo
re h
ou
sing
ch
oic
e in
sing
le fa
mily
n
eig
hb
ou
rho
od
s is a g
reat id
ea th
at w
ill ultim
ate
ly m
ake fo
r b
ette
r, mo
re v
ibra
nt, a
nd
div
erse
co
mm
un
ities.
Ince
ntiv
izin
g
oth
er h
ou
sing
fo
rms
37
Arg
um
en
ts that th
ere
need
to b
e
incen
tives to
cre
ate
ho
usin
g a
nd
su
gg
estio
ns fo
r said
incen
tives.
Den
sify! C
on
sider su
bsid
ies o
r tax b
reaks fo
r ho
meo
wn
ers
willin
g to
cre
ate
ren
tal h
ou
sing
via
seco
nd
ary
suite
s.
Oth
er h
ou
sing
d
en
sificatio
n/
cre
atio
n
strate
gie
s
Th
is cate
go
ry in
clu
des a
rgu
men
ts for
vario
us h
ou
sing
typ
es th
rou
gh
ou
t the
city, m
ostly
in th
e c
on
text o
f sing
le-fa
mily
are
as b
ut n
ot e
xclu
sively
so.
3 &
4 p
lexes
106
Fo
ur-p
lexes sh
ou
ld b
e a
llow
ed
. Get g
row
n u
p lik
e b
ig c
ities
do
(Mo
ntre
al, To
ron
to). It is n
ot a
go
d g
iven
righ
t to o
wn
a
sing
le fa
mily
dw
ellin
g.
Co
-op
s3
4S
erio
usly
it’s next to
imp
ossib
le to
get a
new
co
-op
d
evelo
pm
en
t ap
pro
ved
in th
is city.
Lo
w &
m
id-rise
ap
artm
en
ts
146
I’m n
ot c
onvin
ced
that d
up
lexes a
nd
seco
nd
ary
un
its are
th
e o
nly
way to
ad
d d
en
sity th
at d
oesn
’t ‘ruin
the c
hara
cte
r’ o
f neig
hb
ou
rho
od
s that n
ow
have m
ain
ly d
eta
ch
ed
h
om
es. A
simp
le tw
o- o
r thre
e-sto
ry w
alk
-up
ap
artm
en
t b
uild
ing
, attra
ctiv
ely
desig
ned
, is no
t go
ing
to b
ruta
lize a
n
eig
hb
ou
rho
od
. Big
fron
t yard
s are
overra
ted
.
27
Octo
ber 2
019
Do
yo
u h
ave
an
y o
the
r co
mm
en
ts ab
ou
t ho
usin
g o
ptio
ns in
low
-de
nsity
ne
igh
bo
urh
oo
ds?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Oth
er h
ou
sing
d
en
sificatio
n/
cre
atio
n
strate
gie
s
Pu
rpo
se b
uilt
ren
tals
64
I also
no
te o
ur h
ou
sing
crisis is n
ot ju
st ab
ou
t ow
nersh
ip, b
ut a
bo
ut
ren
tals. B
y re
strictin
g re
nta
ls to a
reas th
at a
re c
urre
ntly
zo
ned
for
mu
ltifam
ily a
lread
y, we a
re e
nco
ura
gin
g d
ispla
cem
en
t of te
nan
ts, sin
ce th
e o
nly
pla
ce w
e c
an
relia
bly
bu
ild is w
here
there
is alre
ad
y
a re
nta
l bu
ildin
g. A
llow
ing
ren
tal a
partm
en
ts to b
e b
uilt in
cu
rren
tly
low
-den
sity a
reas is th
e o
nly
way to
ad
d to
ou
r ren
tal sto
ck w
hile
avo
idin
g d
ispla
cem
en
t. Th
e c
ity sh
ou
ld e
xp
lore
ren
tal-o
nly
zo
nin
g
in lo
w-d
en
sity n
eig
hb
ou
rho
od
s (an
d N
OT
just o
n a
rteria
ls) as a
way
of e
nco
ura
gin
g n
ew
ren
tal d
evelo
pm
en
t.
Tow
nh
ou
ses
184
Tow
nh
ou
ses w
ou
ld b
e b
ette
r than
eith
er o
f these
op
tion
s. Mo
st citie
s have th
em
as th
e m
ain
ho
usin
g o
ptio
n. P
eo
ple
can
ow
n
their sp
ace, a
nd
it can
be a
larg
e sp
ace w
ith a
pro
per g
ard
en
, bu
t th
ere
can
be m
an
y m
ore
ho
mes p
er b
lock w
hile
still reta
inin
g th
e
ch
ara
cte
r of q
uie
t tree-lin
ed
streets e
tc.
Re
gu
latio
ns &
re
strictio
ns
Allo
w fo
r ta
ller h
ou
ses
37
Asse
rtion
s that th
e c
ity sh
ou
ld
mo
dera
tely
rela
x h
eig
ht re
strictio
ns
on
sing
le fa
mily
bu
ilds.
I feel th
at so
me re
laxatio
ns o
n b
uild
ing
heig
ht w
ou
ld b
e p
ositiv
e to
p
rovid
e m
ore
livab
le h
om
es.
Barrie
rs to
cre
atin
g
ho
usin
g
77
Arg
um
en
ts that th
e a
mo
un
t of
reg
ula
tion
s an
d re
strictio
ns a
re
dissu
ad
ing
/pre
ven
ting
the h
ou
sing
su
pp
ly. So
me c
om
men
ts urg
ing
the
city
to ju
st act o
n d
en
sificatio
n a
nd
it’s p
ace a
nd
ap
pro
ach
is in itse
lf a
barrie
r to n
ew
ho
usin
g.
I have n
ow
wo
rked
on
a n
um
ber o
f Ch
ara
cte
r Rete
ntio
n P
roje
cts
wh
ere
the n
um
ber o
f existin
g u
nits h
as d
ecre
ase
d a
s a re
sult o
f re
gu
latio
ns/c
od
e. In
cre
ase
the n
um
ber o
f allo
wab
le u
nits o
n a
3
3x12
2 lo
t to fo
ur (4
) an
d 5
0x12
2 to
five (5
) or (6
) as lo
ng
as th
ey
are
safe
, have e
xits, e
tc.
Lan
ew
ays
86
Po
sitive o
pin
ion
s of la
new
ays. C
alls
for le
ss restric
tion
s (ab
ility to
ow
n,
ab
ility to
bu
ild w
ith d
up
lex, la
rger
sizes, e
tc.).
Ple
ase
incre
ase
the m
axim
um
size o
f lan
ew
ay h
ou
ses so
that th
ey
can
mo
re re
aso
nab
ly fit a
yo
un
g fa
mily. If la
new
ays c
ou
ld b
e 1,5
00
sq
.ft. it wo
uld
likely
fill the g
ap
of m
an
y y
ou
ng
fam
ilies lo
okin
g fo
r h
ou
ses b
ut n
ot a
ble
to a
fford
an
existin
g sin
gle
fam
ily d
wellin
g /
larg
er h
ou
se. It w
ou
ld a
lso a
llow
peo
ple
to liv
e a
bo
ve g
rou
nd
for
tho
se w
ho
do
n’t w
an
t to (c
on
tinu
e to
) live in
base
men
ts.
Sh
ort-
term
ren
tal
co
ncern
s
25
Op
inio
ns th
at th
e p
rep
on
dera
nce
of sh
ort-te
rm re
nta
ls is wo
rsen
ing
th
e h
ou
sing
an
d a
fford
ab
ility c
risis. C
alls fo
r inte
rven
tion
.
Restric
t ow
ners fro
m a
llow
ing
Airb
nb
typ
e c
om
pan
ies fro
m u
sing
th
ese
ho
usin
g o
ptio
ns, o
therw
ise y
ou
’re th
wartin
g th
e a
ttem
pt a
t ach
ievin
g h
igh
er d
en
sity fo
r locals.
28
Octo
ber 2
019
Do
yo
u h
ave
an
y o
the
r co
mm
en
ts ab
ou
t ho
usin
g o
ptio
ns in
low
-de
nsity
ne
igh
bo
urh
oo
ds?
Co
de
Su
bco
de
# o
f M
en
tion
sD
esc
riptio
nS
am
ple
Qu
ote
Zo
nin
gA
gain
st d
en
sificatio
n
of sin
gle
h
om
e a
reas
77
Desire
to m
ain
tain
sing
le fa
mily
are
as
I do
n’t se
e th
e n
eed
to d
en
sify th
ese
are
as. T
here
seem
to b
e p
len
ty
of v
acan
t or a
ban
do
ned
ind
ustria
l zo
ne th
at c
ou
ld b
e c
onverte
d in
to
decen
t an
d a
fford
ab
le h
ou
sing
. Lo
w d
en
sity a
reas o
ffer so
me m
uch
n
eed
ed
bu
ffer, b
reath
ab
le a
nd
gre
en
zo
nes in
ou
r city.
Den
sify3
03
Co
mm
en
ts sup
po
rtive o
f the p
lan
o
f ad
din
g d
up
lexes a
nd
seco
nd
ary
su
ites to
sing
le fa
mily
are
as.
Gen
era
l co
mm
en
ts that V
an
co
uver
sho
uld
den
sify. Th
is cate
go
ry
inclu
des p
eo
ple
wh
o w
an
t talle
r h
ou
ses/la
new
ays in
ad
ditio
n to
d
up
lexes/a
hig
her F
SR
/ad
ditio
nal
suite
s. It exclu
des th
ose
co
mm
en
ts th
at m
en
tion
diffe
ren
t ho
usin
g
form
s alto
geth
er.
Van
co
uver is a
nd
sho
uld
be c
han
gin
g. T
hese
neig
hb
ou
rho
od
s are
n’t
susta
inab
le o
n a
ny le
vel - e
co
log
ically, e
co
no
mic
ally
or so
cia
lly. Th
at
all o
f these
neig
hb
ou
rho
od
s sho
uld
den
sify v
ery
sign
ifican
tly is a
n
o-b
rain
er. T
he c
halle
ng
e is in
makin
g su
re th
e n
ew
ho
usin
g is b
uilt
to la
st, to m
eet p
eo
ple
’s actu
al n
eed
s (size a
nd
desig
n), is a
fford
ab
le
an
d a
ren
’t eyeso
res.
Lo
w d
en
sity
are
as sh
ou
ld
allo
w m
ore
th
an
suite
s, la
new
ays, &
d
up
lexes
415
Calls th
at sin
gle
fam
ily a
reas a
llow
h
ou
sing
den
sificatio
n a
nd
cre
atio
n
strate
gie
s beyo
nd
tho
se n
am
ed
in
the su
rvey. O
pin
ion
s that th
ere
is to
o m
uch
lan
d d
ed
icate
d to
sing
le
fam
ily z
on
ing
.
2. T
his su
rvey sta
rts with
a lin
e (a
nd
I’m p
ara
ph
rasin
g) “V
an
co
uver
is exp
erie
ncin
g a
ho
usin
g c
risis” an
d w
e’re
talk
ing
ab
ou
t loo
k
an
d fe
el? It se
em
s like th
e C
ity is m
ore
co
ncern
ed
ab
ou
t existin
g
lan
do
wn
ers p
rob
lem
s ab
ou
t “loo
k a
nd
feel” th
an
the fa
ct th
at th
ere
are
tho
usa
nd
s of p
eo
ple
wh
o a
re u
nd
er h
ou
sed
an
d e
xp
erie
ncin
g
ho
mele
ssness. L
ow
-den
sity n
eig
hb
ou
rho
od
s are
for su
bu
rbs a
nd
ru
ral a
reas. A
ll of th
e sin
gle
-fam
ily n
eig
hb
ou
rho
od
s ou
gh
t to b
e
rezo
ned
to p
erm
it tow
nh
ou
ses, ro
wh
ou
ses, d
up
lexes, a
nd
the lik
e. I
un
dersta
nd
that p
eo
ple
have a
n e
mo
tion
al c
on
nectio
n to
ho
w th
eir
neig
hb
ou
rho
od
cu
rren
tly “lo
oks a
nd
feels” b
ut th
at is fra
nkly
just n
ot
imp
orta
nt w
hen
we a
re e
xp
erie
ncin
g a
ho
usin
g c
risis. We n
eed
mo
re
ho
usin
g. W
e n
eed
mo
re p
urp
ose
bu
ilt ren
tal h
ou
sing
. We n
eed
mo
re
div
ersity
in o
ur h
ou
sing
sup
ply. Z
on
ing
is no
t a p
an
acea-- b
ut it w
ill h
elp
. Co
me o
n y
’all.
Targ
ete
d
den
sity73
Vario
us c
alls fo
r neig
hb
ou
rho
od
o
r are
a sp
ecific
den
sifyin
g e
fforts
eg
. near tra
nsit h
ub
s, on
co
rner
lots, a
lon
g a
rteria
ls, in c
erta
in
neig
hb
ou
rho
od
s, no
t in c
erta
in
neig
hb
ou
rho
od
s, etc
.
It’s time to
incre
ase
the d
en
sity o
n th
e W
est sid
e o
f the c
ity!
Sh
ou
ld a
llow
med
ium
den
sity ju
st off a
rteria
ls/tran
sit rou
tes.
Resid
en
ts of m
ulti-fa
mily
ho
usin
g d
on
’t all w
an
t to b
e o
n n
oisy
stre
ets.
29
Octo
ber 2
019
Do
yo
u h
ave
an
y o
the
r co
mm
en
ts ab
ou
t ho
usin
g o
ptio
ns in
low
-de
nsity
ne
igh
bo
urh
oo
ds?