City planners should take a moment to consider “hidden density,” the overlooked and often little understood affordable rental housing that exists within single detached home neighbourhoods, say housing advocates.
The aim is to create ownership that is more affordable, though still expensive. The City gives an example of a multiplex unit on a standard east side lot, with a purchase price of around $1.1-million, which would require income of $235,000. “Something not mentioned during the [city’s] presentation is what about all those people living in secondary suites, paying very low rents – where are they supposed to go?” asks Ms. Jacob, a homeowner.
Prof. Yan has new analysis based on 2021 census figures that illustrate Vancouver’s hidden rental density. For example, more than 40 per cent of households of West Point Grey, Arbutus Ridge, Victoria-Fairview, South Cambie, Kerrisdale, Oakridge, Hastings-Sunrise, Riley Park, Killarney, Renfrew-Collingwood and Kensington Cedar Cottage are renters, according to his research.
As well, there is the chance of investors snapping up multiplexes and raising rents. His research shows that 16 per cent of duplexes are already non-owner occupied, or investor owned. The Upper Kitsilano Residents Association has criticized the City plan for encouraging the demolition of character homes and the loss of trees, for creating housing that isn’t affordable for the average income earner, and for failing to address the amenities, including schools and parks, that would be needed for increased density. As well, they argue it could encourage speculation, and also create homogeneity of housing form.
“The simple suite with shared laundry, like I currently have, would be ditched. Any zoning policy that’s focused on removing the existing structure with a bigger new build structure would essentially be creating higher-end rental housing at the expense of the middle.”
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