Building infill whether 4 or 6 plexes is expensive and difficult. One of the biggest costs after huge development changes is creating a condo to allow ownership.
Having built one infill 4 plex on a 30 x120 Beaches lot I wouldn't do it again.
I am not sure that there's any small developer appetite until you can get 8 to 10 units to bring your soft costs down and make a profit.
That said if a lot is within 5 blocks of major transit there should be as of right 2x lot coverage for multi unit buildings.
Yes, an ongoing issue contributing to unaffordable housing is development charges. The Province needs to work with municipalities to find more long-term, reasonable ways to fund infrastructure. Increasing density makes sense as it should lower the cost/property. However most municipalities lack a detailed 10 year capital plan and tend to spend tax dollars on the 'noise' of the day - anything out-of-sight becomes out-of mind. Time to reassess development.
The missing middle fight over proposed zoning changes here in northern Virginia has been reignited and will be refought in court with new parties in the suit - the developers of proposed missing middle projects cancelled by the early decision are now engaged. But as you know perhaps the biggest challenge to effectively addressing either climate change or housing shortages is how our current economic model has concentrated the wealth of so many individuals and families in their residence. How do we ease the transition to changed housing models or relocating residents to areas not threatened by rising sea levels while easing the economic impact? It will be hard and the effects of whatever we do will be uneven.
Just to clarify, my understanding is that FOURplexes are allowed as of right in the entire city. Is that correct? I totally agree with your take on this. Just want to clarify that there has been a significant change city-wide over the past few years and that it's just the extra two units in a sixplex that are disallowed outside that downtown Zone. Which still sucks, but doesn't suck as hard as noplexes outside the zone!
Building infill whether 4 or 6 plexes is expensive and difficult. One of the biggest costs after huge development changes is creating a condo to allow ownership.
Having built one infill 4 plex on a 30 x120 Beaches lot I wouldn't do it again.
I am not sure that there's any small developer appetite until you can get 8 to 10 units to bring your soft costs down and make a profit.
That said if a lot is within 5 blocks of major transit there should be as of right 2x lot coverage for multi unit buildings.
Yes, an ongoing issue contributing to unaffordable housing is development charges. The Province needs to work with municipalities to find more long-term, reasonable ways to fund infrastructure. Increasing density makes sense as it should lower the cost/property. However most municipalities lack a detailed 10 year capital plan and tend to spend tax dollars on the 'noise' of the day - anything out-of-sight becomes out-of mind. Time to reassess development.
Great article! This is an important perspective that I hope gains more traction in our industry
thank you Dennis
The missing middle fight over proposed zoning changes here in northern Virginia has been reignited and will be refought in court with new parties in the suit - the developers of proposed missing middle projects cancelled by the early decision are now engaged. But as you know perhaps the biggest challenge to effectively addressing either climate change or housing shortages is how our current economic model has concentrated the wealth of so many individuals and families in their residence. How do we ease the transition to changed housing models or relocating residents to areas not threatened by rising sea levels while easing the economic impact? It will be hard and the effects of whatever we do will be uneven.
Just to clarify, my understanding is that FOURplexes are allowed as of right in the entire city. Is that correct? I totally agree with your take on this. Just want to clarify that there has been a significant change city-wide over the past few years and that it's just the extra two units in a sixplex that are disallowed outside that downtown Zone. Which still sucks, but doesn't suck as hard as noplexes outside the zone!