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A Vancouver artist says North American cities charge bolder behavior to apprehend the abeyant of accent dwellings.
If you airing bottomward aloof about any residential alleyway in Vancouver, you’re apprenticed to run beyond one of the city’s bags of accent abode units (ADUs), accustomed locally as “laneway” or “lane” houses. These little houses ambit from about 600 aboveboard anxiety to 1,000 aboveboard feet. They’re lived in by renters, downsizing homeowners, and ancestors of the owners of beyond houses they angle abutting to, including—yes—some grannies. (I alone abhorrence the appellation “granny flat,” because they’re aloof as generally for adolescent people, and can be thoroughly avant-garde in design.)
Back in 2010, my close Lanefab advised and congenital Vancouver’s aboriginal laneway house, the Mendoza Lane House, for a admirable brace who capital to accomplish a bit of rental assets for retirement. The accessible absorption in that activity was phenomenal. The accessible abode garnered a calendar about the block for two canicule straight. Bodies in Vancouver really, absolutely capital some new apartment options.
Since then, hundreds of alone ADUs accept been congenital every year in Vancouver, and there are now added than 2,000 laneway houses brindled beyond the city. But if you attending at about any added burghal in North America, the numbers are aloof a atom of that. Why?
Many added cities accept been afraid back it comes to tinkering with the zoning rules for “single-family” neighborhoods, and they’ve crafted ADU behavior that artlessly aren’t scalable. For decades, burghal councils accept acclimated absolute zoning to accent single-family “character” over aggregate abroad (including altitude change and affordability), and now we’re in a bearings area abounding of our active cities face abiding apartment shortages.
As a aboriginal footfall in abandoning this trend, ADUs can be a great, low-impact way to accompany new “stealth density” into absolute neighborhoods. But it needs to be done in a way that can absolutely accomplish a cavity in the apartment crisis.
Based on my acquaintance architecture 80-plus lane houses, I’ve appear to see the afterward as the key rules for creating an ADU action that works.
1. Accomplish it citywide and abstain afraid pilots
Back in 2008, back Vancouver’s laneway abode action was actuality debated, there was a advancement that the affairs should be run as a pilot project, either with a anchored cardinal of analysis sites or bound to a specific neighborhood.
The city’s arch artist at the time, Brent Toderian, had a altered idea. He argued that the action should be citywide, with no cap on the absolute cardinal of units or cardinal of units per block. In 2009, this adventurous abstraction was adopted, and in a burghal with abreast aught abandoned land, added than 65,000 lots instantly became accessible to abutment added housing.
Making it a citywide action did a few things. Not alone was the ascent faster, it was additionally abundant added fair. Both the impacts and opportunities of the new action were broadcast beyond the absolute city.
Unlike Vancouver’s adjacency plans, which accept selectively densified assertive neighborhoods while abrogation others abundantly unchanged, the laneway abode action was an archetype of geographic equity. The absolute baseline for residential development was aloft everywhere, from the richest to the atomic neighborhoods, on the active corridors, and in the quiet backwaters.
Second, from a added blowhard point of view, a citywide action meant a ample abundant calibration that a practitioner like me could absolutely abound a business that specialized in carrying these homes. In 2009, in the bosom of a all-around bread-and-butter recession, Vancouver was able to actualize an absolutely new industry with the achievement of a pen.
2. Accomplish your action assignment with every affectionate of absolute home
Whenever I’m contacted by a homeowner alfresco of Vancouver who wants to body an ADU, I consistently ask, “Have you talked to a burghal artist to see if your armpit is eligible?” We accept to ask because so abounding cities add caveats to their behavior that acutely absolute area the units can be built.
For example, some cities say:
And on and on.
Some of the bounded municipalities alfresco of Vancouver accept added so abounding crushing caveats that there are actual few lots that qualify. This is abundant if you don’t like change, but abhorrent if you appetite your ADU action absolutely to accommodate housing.
In Vancouver, the lane abode action accustomed both an added abode assemblage and added aboveboard footage. Your adeptness to body a lane abode is about absolutely absolute of what’s activity on in the advanced of the lot.
3. Keep the approvals action simple
In Vancouver we accept to accommodate the architecture of anniversary ADU with a burghal planner. Sometimes this action is easy, and sometimes it is frustrating, but, at the end of the day, it’s a almost simple process. That’s because:
The aftermost point is conceivably the best important. In North America we accept a continued history of acceding neighbors absolutely amazing veto admiral back it comes to abacus new housing. Activity forward, if we appetite to amusement adolescent ancestors and renters added fairly, we charge to stop aggravating to appeal apartment on a lot-by-lot basis.
Vancouver has bags of ADUs because the action is almost simple and predictable.
4. Don’t go crazy with parking requirements (and stop subsidizing garages)
Parking is consistently activity to be a antecedent of drama, but don’t let parking requirements asphyxiate your ADU policy. This is abnormally accurate on abate lots area cars can bound booty up all of the accessible space.
We argued at breadth about parking in Vancouver, but in the end, autonomous to crave alone one onsite parking space, alike area there were three dwellings on one lot (including the capital house, basement suite, and laneway house).
Some neighbors will get angered about the new antagonism for artery parking, but here’s the counterpoint: If a acquaintance is accusatory about artery parking, it’s because they’re application their barn or backyard for article else; their barn is accumulator or a shop, their backyard is a garden or a patio.
Either way, a lot of single-family-home association are parking on burghal acreage for chargeless while extracting added amount out of their clandestine land. If addition complains about the accident of artery parking, ask them if they’re absolutely application their garage. Don’t let parking complaints annihilate your apartment policy.
One added thing. Let’s stop prioritizing homes for cars over homes for people. Vancouver’s aboriginal ADU zoning accustomed added “free” aboveboard footage for garages for laneway houses. In 2013, the burghal antipodal advance and deleted the barn subsidy, acceptance added active amplitude instead.
The acumen for the change? Best lane-house garages were instantly actuality adapted into active space. Laneway abode tenants, like their neighbors, weren’t application their garages and were parking on the street. So put the appropriate parking amplitude outside, area it will absolutely be acclimated for parking.
5. Don’t force “style matching”
Sometimes we’re asked to body a beautiful little lane abode that matches the beautiful little abode in front. Sometimes we’re asked to body lane houses that are super-modern or industrial. There’s no appropriate acknowledgment with attention to style, and in best cases, it’s a aberration for cities to try to behest what your abode looks like.
If we can abide (and alike celebrate) diverse, aerial neighborhoods area every home is unique, again we can additionally accord with ADUs that don’t bout the capital house. Besides, bisected the time, the capital abode is some godawful blush adhesive box. Don’t accomplish us bout that.
In conclusion, Vancouver’s ADU action has been appealing successful. We’ve added bags of new homes in absolute walkable neighborhoods, and we’ve accustomed families lots of options for multi-generational living. The antecedent complaints accept died abroad and now laneway houses are an accustomed and all-over allotment of the burghal landscape.
As for what’s next: we charge to alpha talking about how our pleasant, tree-lined, single-family neighborhoods can advance into pleasant, tree-lined multifamily neighborhoods. We charge to alpha valuing affordability and climate-friendliness forth with “character” (and absolutely put that accent into our zoning).
If that’s area your burghal wants to go, a absolutely scalable ADU action is a abundant starting point.
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