Small apartment buildings in Vancouver could be significantly improved by incorporating design elements that respect existing neighborhoods, include basements, and provide adequate on-site parking, according to housing experts. These recommendations come amid heated discussions about housing density and aesthetics across Metro Vancouver, Canada, and the United States.
The Debate Over Missing-Middle Housing
Governments across the political spectrum are embracing small apartment buildings, often called multiplexes, as a key solution to the "missing-middle housing" crisis. These structures typically range from four to eight units and are seen as a pathway to increased affordability. However, their design and impact on neighborhoods have sparked controversy.
Bryn Davidson, co-owner of Lanefab Design/Build and a prominent figure in Vancouver's housing development scene, has expressed acceptance of boxy and unattractive apartment buildings. "My favorite blocks have a mix of styles and some houses that are weird and ugly," Davidson stated in a recent column, suggesting that aesthetic diversity can be part of neighborhood character.
Alternative Perspectives on Design and Community Impact
Other housing specialists offer contrasting viewpoints, emphasizing the importance of thoughtful design. Christina DeMarco, a former senior planner for the Metro Vancouver regional district, argues that neighbors' concerns about disproportionate buildings are valid. "Nobody wants the value of their property to fall. Seeing walls and shade where you once saw hedges, trees and sunshine is upsetting and diminishes the enjoyment of their home," DeMarco explained.
She advocates for regulations that limit bulk and height to prevent negative impacts on existing residences. DeMarco also suggests restricting small apartment buildings to specific areas to maintain neighborhood cohesion.
The Role of Basements and Parking
Experts highlight several practical considerations for improving small apartment buildings. Including basements can provide additional living or storage space, enhancing functionality for residents. Adequate on-site parking is another critical factor, addressing concerns about street congestion and accessibility.
Veteran developer Michael Geller, a long-time advocate for "missing middle" or "gentle density" housing since the 1970s, diverges from Davidson's perspective on aesthetics. "I do not think it is appropriate to applaud ugly multiplex structures. For one thing, they harm the look and character of a neighborhood," Geller asserted, emphasizing the need for attractive designs that blend with existing architecture.
Broader Implications and Technological Challenges
The discussion extends beyond design to include environmental and technological factors. The demolition of existing homes, cutting down of trees, and loss of green spaces are common criticisms of new developments. Additionally, the rise of artificial intelligence in design and approval processes in some Metro Vancouver municipalities poses new challenges, potentially accelerating construction without sufficient human oversight.
This debate mirrors national conversations, such as a recent case in Virginia featured by the New York Times, where a suburban property owner built a three-story tower-like structure next to a bungalow, creating shadows and a blank wall. The incident went viral and led to a stop-work order, highlighting the tensions between density increases and neighborhood preservation.
As Vancouver continues to grapple with housing affordability, the push for small apartment buildings remains strong. However, experts stress that balancing density with respectful design, practical features like basements and parking, and consideration for existing communities is essential for creating sustainable and attractive urban environments.
