Very little is understood about the liveability of mini-suite housing. 600 Drake presented an opportunity to analyze the interrelated social, economic, and physical design aspects of mini-suite housing to determine: 1) The extent and characteristics of the sub-market for mini-suite housing; 2) Whether mini-suite housing is liveable and satisfies residents' needs; and 3) What policies should be instituted to ensure mini-suite development supports civic housing objectives. Academic research has dispelled the notion that the amount of living space is the prime concern of people living in high density residential environments. Rather, psychological aspects, such as an individual's perceptions of privacy and crowdedness, are much more influential. Another important conclusion is the realization that residential satisfaction is a measure of the degree to which a home "fits" the needs and desired lifestyle of an individual. Residents should be given the opportunity to chose the type of housing which satisfies their particular needs. An analysis of demographic and housing market trends in the City of Vancouver indicates the existence of a niche market for mini-suite housing. Population growth, smaller households, rapid new household formation and a young age profile have all put pressure on the existing stock of housing. Changing consumer needs and lifestyle habits also affect the housing stock because traditional forms of housing do not adequately fit the particular needs of emerging niche markets. This case-study asked residents to participate in two mail-back surveys. The Part One Survey revealed that a typical resident of 600 Drake is under 40 years of age, single and holds a post secondary degree. This resident walks or takes public transit to a service sector job located in Downtown Vancouver. Their leisure time is divided between many recreational, entertainment and social activities, most of which take place outside of their home. These people were attracted to 600 Drake because it is a new and modern building. Other features, such as the design of units and amenity areas; the building security system; apartment availability; rent increase protection; and building location motivated people to move into 600 Drake. Affordability had a neutral effect on this housing choice "equation" and apartment size had a slightly negative effect. It is apparent that residents choose to live in 600 Drake because of its design, locational and economic attributes. The Part Two Survey assessed how satisfied residents are with various aspects of their mini-suite, privacy and crowding issues, and the design, services and management of the building. Upon considering their mini-suite, residents reveal they are very satisfied with the design of the kitchen and bathroom areas. However, there are a few problems, such as insufficient closet, balcony and dining space, which are associated with the design of the living/sleeping area. The only significant problem regarding crowding and privacy issues has to do with the negative impacts of neighbourhood street noise. This design problem could have been minimized with more effective acoustical abatement measures such as incorporating glassed-in balconies or central air conditioning. Nonetheless, residents do not feel the building is especially crowded. In addition, residents are extremely satisfied with the amenity areas and management of 600 Drake. The amenity areas provide a valued outlet for residents to instigate casual social interaction with fellow residents. In summary, the vast majority of respondents indicate they are satisfied with their minisuite apartment in 600 Drake. By virtue of the close match between who these units were designed for and who actually moved in, it is evident that this form of housing fits the lifestyle of a particular niche market. Therefore, it is recommended the City of Vancouver permit the development of mini-suite housing. A controlled development approach for mini-suite housing should be adopted that utilizes specified design criteria within a discretionary approval process. Furthermore, mini-suite development should be restricted to the rental housing market and the City should negotiate binding rental agreements with developers to ensure buildings are properly managed and do not permit more than one person to live in a mini-suite apartment. Finally, the City of Vancouver should limit mini-suite housing development to central neighbourhoods to ensure residents have access to social, employment and recreational services located near the CBD. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

In 1919, the federal government initiated a housing scheme to finance and construct war veterans' and low-cost homes during a period of severe housing shortages and economic recession immediately following the First World War. The Province of British Columbia participated extensively in the program under the auspices of the Better Housing Scheme Act. In Vancouver, the majority of the one hundred and fifty-three houses built under this initiative were modestly priced examples of the Craftsman bungalow. Although the federal housing guidelines defined the scheme's objectives as providing housing to those in greatest need, the choice of the Craftsman bungalow typology for the Vancouver model suggests otherwise. The Craftsman bungalow was appropriated for the Vancouver Better Housing Scheme for economic and ideological purposes, wedding economy and aesthetics with the government's desire to bring morality and family values to all classes through domestic architecture. The Scheme solicited the Arts and Crafts bungalow as its primary model in part because of its adaptability of materials: the Craftsman aesthetic emphasizing natural wood fit well into British Columbia's thriving lumber economy. Moreover, the modest, detached home set on a single lot interspersed in one of Vancouver's existing neighbourhoods bolstered the sagging real estate market, which had stagnated during the First World War, and ensured economic renewal. The Arts and Crafts inspired bungalow addressed notions of the traditional nuclear family with the husband and father as sole wage earner and the wife and mother as housekeeper. Through its plan and design and through its comprehensive marketing strategy, the bungalow reaffirmed the accepted roles of family members during the post-war period of economic recession, instability, and uncertainty with the past and the future. Through the Vancouver Better Housing Scheme, its proponents attempted to establish the detached, single family home as a national goal for everyone which would promote long term social stability and economic growth and recovery from the post-war depression. / Applied Science, Faculty of / Architecture and Landscape Architecture (SALA), School of / Graduate

While a number of housing projects for elderly people have been built, there is a serious lack of definitive information, not only of total future need, but of the variety of needs and preferences among the aged, which is essential for the formation of an enlightened and constructive housing policy. The present study is a first step in seeking to ascertain a balanced picture of needs from old people themselves. Originally, a number of area samples within the City of Vancouver were projected, but this had to be abandoned because of enumeration difficulties. The compromise was a comparative assessment of two samples (a) one drawn from the Housing Registry set up by the Community Chest and Council, (b) one area in the False Creek section of the City which has many units peopled by elderly residents, and which is categorized for city planning purposes as needing "redevelopment". By themselves, these are not sufficiently definitive: it is hoped that more can be added in the future. But this first survey opens up both method and insights. Studies completed elsewhere have been employed as background, and relevant findings compared with the present enquiry. Several questionnaires were devised. Members of each sample group were interviewed individually, for approximately one hour each: and the interviewers added their own observations on a number of relevant factors. The evidence is that the elderly people on the Community Chest "waiting list" are in poorer health, express more dissatisfaction with their present housing, have somewhat better accommodation, but pay more for it, and have moved around more than the elderly residents in the False Creek area. Women are particularly numerous on the Registry. It is also alarmingly clear that many persons in the False Creek area cling to housing which is not serving their accommodation needs. Their neighbourhood symbolizes security; to move is to face the unknown, and also threatens their concept of independence. Both groups are spending too large a proportion of their income on rent. Both groups denied or blocked out the possibility of their health deteriorating to the point where nursing or boarding home care might be required. There is evidence that housing is not understood as a welfare matter, or a proper aim of social policy: low-rental housing is viewed negatively, and public housing for general purposes confused with housing projects for old people only. / Arts, Faculty of / Social Work, School of / Graduate

This thesis explores why the commonly used broad definition of homelessness endorsed by many analysts and academics in the contemporary literature is not useful in devising effective housing policy to alleviate the most urgent needs of those who are without safe, healthy, permanent and affordable shelter. The broad definition views homelessness as the absence of permanent home over which inhabitants have personal control and which provides shelter, privacy, security at an affordable cost together with ready access to social, economic and cultural public services. It is often contrasted with a narrow definition of homelessness. While the narrow definition only focus on the needs of the absolute homeless (i.e., people without a roof over their head), the broad definition employs a comprehensive perspective to take into consideration the needs of the at risk homeless (i.e., people who are at the risk of losing their home) as well. Housing analysts who endorse the broad definition of homelessness believe that by framing the issue in its wider context they may be able to induce public policy change to tackle homelessness broadly in the public agenda. However, contrary to this well-intended motive, this study finds that the broad definition may actually hinder policy decision making to respond effectively and efficiently to those who are most in need. It does so for five reasons: 1) its broadness is inconsistent with the ideological and political realities in a homeownership dominant housing system; 2) it contains an inadequately formulated category of "at risk homeless" which ignores or dismisses the housing difficulties (e.g., affordability, suitability and adequacy) of the at risk homeowners; 3) it fails to establish precise boundaries of the broadly defined homeless population mainly due to technical and political ramifications; 4) it is weak in coalescing inter-agency, community and individual support and advocacy; and 5) the broader the definition the bigger the social problem and the more the public resources required to address the issue broadly which in turn undermines the concept's utility in generating welfare consensus to mobilize resources in assisting the weakest members in the community. In order to redirect housing policy decision making to be responsive to the neediest, this thesis proposes that: 1) the potential utility of Housing Dimension of Homelessness must be distinguished from the "general" broad conception of homelessness so that policy specific focus can be given to each individual dimension of homelessness to facilitate immediate actions and solutions to aid each target group (e.g., housing dimension of homelessness focuses mainly on housing aspect of homelessness therefore the concept has the highest utility for investigating housing problems and formulating housing solutions for people with severe basic shelter need. The general broad view of homelessness focuses on all contributing factors of homelessness equally therefore the concept has the highest utility in investigating broader social issues such as social inequality); 2) homeless should be recategorized into five subgroups: at risk renters, at risk homeowners, street homeless, shelter homeless and by-choice homeless in order to increase the concepts' utility for prioritizing needs and allocating public resources to aid the neediest; and 3) policies and programs for the homeless must be targeted at "shelter homeless" and "street homeless" instead of "homeless" as a general broad category to ascertain that the most vulnerable members in the community will receive the highest priority assistance in Canada's housing system. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

This study investigates the impact of intense development pressures on the low-rise rental stock in Vancouver's Kerrisdale neighbourhood. In a neighbourhood which has changed little over the last twenty years, Kerrisdale changed rapidly during 1988 and 1989. Starting in late 1988, the neighbourhood has been inundated with new luxury condominium projects. In the process, 17 rental buildings have been or will be demolished to make room for the new condominium and over 300 tenants (many elderly) will be evicted. This study analyzes why this is happening and investigates what impact the demolitions and evictions have had on the displaced tenants. The case is especially interesting because forced evictions do not generally take place in a city's exclusive neighbourhoods. The study also examines the rationale for the demolitions, the key players involved, and the city and provincial government's response. The impact of the redevelopment pressure has been primarily social. Social impact refers to loss to self-esteem, uncertainty, anxiety, loss of control, and stress. Although there is a perception that Kerrisdale residents are very wealthy, tenants tend to be less well off. An analysis of Statistics Canada income data show that more than 40% of the tenants in the low-rise rental stock earned less than $20,000 per year in 1985. Ironically, it is the tenants in the low-rise buildings who tend to be the least able to cope financially who are the most at risk of eviction. It is the low-rise stock which is the target of redevelopment pressures. While still relatively early in the eviction process (only 7 of 17 buildings have been demolished), this study found that evicted tenants moved to all parts of the Lower Mainland. Younger tenants tended to moved further while the elderly tended to stay nearby. The study found that more than 65 percent of the elderly were able to stay in the neighbourhood. Evicted renters who found places in Kerrisdale generally paid more rent for the same space. Many had no choice but to seek accommodation in the more expensive high-rises. Due to the fixed income of many of the elderly, it is unclear how many would be able to withstand another round of rent increases. An analysis of the development economics of construction in Kerrisdale indicates that the primary rationale for the demolition of the rental stock is economics—there is a much greater profit margin in developing luxury condominiums than there is for maintaining or constructing rental housing. Strong demand from Eastern, local and off-shore investors combined with a severe lack of land zoned for multiple residential development has increased the incentive to demolish the low-rise stock. Two thirds of the developers currently pursuing luxury condominium projects in Kerrisdale are from off-shore and are new players in the Vancouver market. The remaining developers have are from Vancouver. It is the local developers who are developing the majority of the units proposed. They are also the later entrants into the Kerrisdale market. This study has found that the sale of the new luxury condominium units in Kerrisdale will be promoted in both local and offshore (particularly Hong Kong) markets. Many of the projects have been designed with the offshore buyer in mind. The provincial government's response to the Kerrisdale situation has primarily been to avoid market intervention. The city's response has been to slow the rate of change. This has been accomplished by implementing demolition delays, amendments to current building by-laws, rental demolition fees, and the creation of a Vancouver Land Corporation (VLC Properties Limited) with a mandate of building affordable rental housing as a replacement for stock lost throughout the city. The success of these strategies can only be determined over the long term. The results of this study suggest that the rental housing sector is unlikely to improve without substantial subsidies from third parties or from government. Citizens need to be aware that there is a cost to be paid for the status quo. One fact to consider is that there is tremendous demand to live in Vancouver, yet more than 70% of it is zoned low-density. In order to relieve some of the pressure for demolitions, selected rezoning to higher densities is required. At the same time, municipalities need to look at improving transportation access so that new land can be made available to accommodate growth. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

The purpose of this thesis is twofold. First, to examine mixed-use development outside of the downtown core as a means to increase the housing stock of Vancouver by determining why this form of development is occurring and to assess the habitability of the housing provided in these projects. Secondly, the survey methodology utilized in the study was designed to obtain information in an exploratory manner, to both assist in the future design and management of mixed-use projects, and to provide the basis for speculating on the potential role for mixed-use projects in commercial districts outside of the Central Business District. Chapter One outlines the scope of the study. Four objectives are established for the thesis: to determine why mixed-use projects are being developed; to derive a profile of mixed-use building residents; to evaluate the level of housing satisfaction expressed by these residents; and, to discuss the implications for commercial districts if mixed-use development was to be encouraged. Two hypotheses are presented to explain why this form of development is occurring: first, there is likely an excess of commercially zoned land relative to market demand for space above the ground floor; and second, a mixed-use building possibly offers investment diversification by combining two different uses in a single building. As well, the study sought to test hypotheses regarding mixed-use residential rent levels, building security and the type of residents attracted to this form of housing. The second chapter traces the practice of land use separation from its initial emphasis on segregating non-compatible activities through to the recent reassessment of strictly separating uses with the widening acceptance of permitting and encouraging mixed-use. Based on a review of land development trends and planning policies implemented in Vancouver, the study finds that while the inducement of a floorspace bonus offered in certain areas of the downtown core has met with limited success, mixed-use development has occurred for some time in many of the commercial districts outside of the CBD. The survey-questionnaire methodology utilized in the study is described in Chapter Three. Of the 144 mixed-use projects built in the study area between January 1, 1974 and June 1, 1983, 50 were randomly selected for the two-stage sampling procedure. Questionnaires were first distributed to the developer/owners of the sample group. With the permission of those owner respondents participating in the survey, a second questionnaire was then delivered to the residential occupants. Both questionnaires were pre-tested through a pilot survey. The survey-questionnaire methodology was found to be difficult and time-consuming, but the only means available to obtain the data necessary to address the research objectives of the study. The results of the two survey-questionnaires are presented in Chapter Four. The study hypotheses are re-examined in light of the research findings discussed in Chapter Five. The results of the developer/owner survey are found to validate the two hypotheses suggested to explain the occurrence of mixed-use development outside of the downtown. Developer/owner respondents reported few problems in either developing or managing a mixed-use building and stressed the importance of careful design, quality construction, and good management practices in ensuring the success of these projects. The resident survey indicated that combining residential with commercial uses appears to provide a satisfactory housing environment. Athough the residents surveyed indentified several problems with living in a mixed-use building (noise, inadequate security, lack of parking), the overall level of satisfaction reported was high and corresponds closely with the findings of other medium density housing evaluation studies. The resident survey group was found to be similar demographically to an apartment comparison sub-population, though the sample group contained proportionately fewer residents in the elderly age cohorts. The study found little support for the assumption that mixed-use building rents would be discounted due to location and combination of uses. The hypothesis that combined uses would enhance building security due to mutual surveillance was likewise rejected. In the concluding chapter the implications of the research findings are discussed. Conclusions drawing upon the results of the two survey-questionnaires are presented to assist in future mixed-use project design and development. It is suggested that mixed-use, in addition to being a viable form of development as demonstrated through the developer/owner survey, may offer several public benefits: the more intensive use of scarce urban land; a broadened choice of housing; and, increased market support and added diversity in existing commercial districts. The need to critically examine these various arguments in favour of mixed-use is emphasized. Lastly, the role of the public sector vis-a-vis mixed-use development is discussed and the need for further research is identified. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

This study proposes a strategy which will assist governments, the sponsors of hallmark events, and community groups to identify and plan for the negative housing impacts of such events. Hallmark events are major one-time or recurring events of limited duration, developed primarily to enhance the awareness, appeal and profitability of a tourist destination in the short and/or long term. World's Fairs and Olympic Games are two examples of hallmark events. The 1986 World's Fair (Expo 86) in Vancouver provided an opportunity to document the impacts of this hallmark event on the residents of a community which borders the fair site and on the planning practices of the local government. Five research questions are addressed: 1) How has the nature of World's Fairs changed since their emergence in the late 19th century? 2) To what extent have World's Fairs been used as an inner city redevelopment tool; what have their housing impacts been; and, how have these impacts been planned for? 3) What was the nature of the housing impacts of Expo 86 on the residents of the Downtown Eastside community in Vancouver? 4) What was the City of Vancouver's planning process with respect to the potential and then actual housing impacts of Expo 86 on the residents of the Downtown Eastside? 5) What were the reasons for the success and/or failure of the City of Vancouver's planning process? These research questions are explored by: undertaking a literature review; corresponding with academics, planners and World's Fair staff in cities where fairs have or will be held; interviewing representatives of Expo 86, the City of Vancouver and the impacted community; analyzing City files on the issue; and, personal observation. The results suggest that the nature of World's Fairs has changed considerably since their emergence. In the last two decades, their use as an inner city redevelopment tool, in combination with the pressures created by millions of fair visitors, has created four different types of housing impacts: on-site impact; post-announcement speculative impact; pre-Expo tourist demand impact; and, post-Expo impact. In Vancouver, for example, between 1,600 and 2,600 lodging house units were demolished or converted between 1978 and 1986 in a community bordering the fair site (Expo 86 was announced in 1980). In addition, between January and June, 1986, 500 to 850 residents were evicted from lodging houses (Expo 86 opened on May 2, 1986). The evaluation of the City of Vancouver's planning process for the Expo 86 housing impacts suggests that the City was adequately prepared. However, it was the politics of planning -- the issues of political jurisdiction, ideology and ideological differences -- which resulted in the City's failure to stop the negative housing impacts. This study concludes by recommending that a systematic planning process be implemented for addressing the housing impacts of hallmark events. Planners should adapt their role in the process to fit the planning environment. Lastly, governments, sponsors of hallmark events, and community groups should implement a wide range of options to prevent negative housing impacts from occurring. Examples of such options and some "points to consider" are presented in Chapter Five of this study. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

Housing needs for the elderly are a function of several processes accompanying aging. In the case of visible, immigrant seniors, additional factors such as ethnic origin and their length of stay in Canada come into play. Sikhs are a predominant and one of the fastest growing sectors in the Canadian multicultural mosaic. This visible ethnic group has a long history of immigration to British Columbia. Canadian immigration policies have shaped the character (age-sex distribution, occupation, education, geographic location) of the Sikh community over the period of their immigration history. Immigration trends, acculturation of the Canadian-born generation, changing family patterns and the efforts of the community to maintain its culture, religion and language, all shape the housing needs of Sikh seniors in the Canadian context. At present, the demographic profile of Canadian Sikhs reveals that the majority of them are in the 20-50 age group. This profile combined with the influx of new immigrants including aged parents and other relatives, indicates an imminent increase in the number of Sikh elderly in Canada. This study traces the assimilation of this community in Vancouver, and examines the suitability of housing options available to the mainstream Canadian elderly, for the Sikh elderly. A particular example considered for the purpose of this thesis is the small-scale congregate housing (Abbeyfield) alternative. Information from literature and a clustered survey of elderly Sikhs in Vancouver city suggest the emerging need for an alternative to their traditional housing arrangements. Prospective residents for alternative housing are likely to be elderly, widowed Sikh males. For them, the Abbeyfield option due to its domestic scale and adaptability, has been viewed as a viable solution. / Applied Science, Faculty of / Architecture and Landscape Architecture (SALA), School of / Graduate

The significant constraints retarding the adoption of a residential landuse innovation, planned unit development or PUD, by private land developers in Greater Vancouver was the subject of this study. PUD is a landuse approach that integrates a variety of dwelling types, recreational and community services while preserving much of the natural landscape of a site. Although its use was highly recommended by land developers and municipal planners in Greater Vancouver, few projects had actually been constructed by 1971. To identify the reasons for this delay, interviews were undertaken with key decision-making personnel in municipal planning departments and in thirteen land development companies who had repeated opportunities to use the PUD innovation prior to 1971. It was found that trial and adoption of the PUD approach was often delayed five years or longer primarily because of external conditions or agents involved in the implementation process. A serious shortage of suitable large tracts of land at reasonable costs had thwarted adoption by four developers and threatened to reduce PUD use by a further seven developers. Prior to 1968, there was a lack of suitable zoning to permit the clustering of housing, services, and open space in non-standard condominium developments. Even when appropriate legislation was developed, municipal planners and private developers still faced serious public and political opposition to the PUD innovation. Residents of predominately single-family neighbourhoods and their elected officials were afraid of change in their community , poorly informed concerning the nature of PUD, and extremely suspicious of the motivation of the private developers. This mistrust and information lag was viewed by the majority of developers as the most serious constraint against PUD adoption. Design, financing and marketing of the innovation were not perceived as significant constraints. In contrast to adoption research findings in other fields, a developer's information behaviour, antecedents or development status, and perception of the innovation were of secondary importance. Only one developer rejected PUD on the basis of incomplete information. There was no significant difference between developers of varying degrees of innovativeness as to the type, number or technical accuracy of information sources used at different stages of adoption. Only three development status characteristics were positively associated with increasing innovativeness. These characteristics, namely a large land inventory, large scale operations and a longterm investment horizon assisted developers in overcoming the primary constraints of PUD implementation. A firm belief in the relative advantage and compatibility of PUD with corporate goals also contributed to the persistance of highly innovative developers in the face of serious implementation constraints. Ultimately, the continued use of a landuse innovation depends on the satisfaction of residents with their environment, as well as the developer's satisfaction with the cost-benefit returns. If PUD in the nineteen seventies does prove to provide a desirable residential environment at acceptable costs and densities, its continued adoption may be assured. / Arts, Faculty of / Geography, Department of / Graduate

The focus of this study was the development and testing of a micro-spatial supply model which could explain and predict the allocation of residential development to subareas within a region. This involved a three step process. The first step was a review of the literature to determine what criteria were considered important in the location of residential development. Two types of location criteria were found to be important. The first of these criteria were intuitive accessibility measures used in other modelling studies. The second type of criteria were potential supply criteria suggested as important by surveys of residential developers. The second step involved the measuring and testing of various potential supply and accessibility measures to see which were important in explaining the allocation of residential development within the Greater Vancouver Regional District (GVRD). From these tests a microspatial allocation function was derived which could be tested in a large scale urban model of the GVRD. The third step involved incorporating the microspatial allocation function into the supply sub-model of a large urban model and running the model for four simulated years. The simulated data was then compared with actual data before and after the inclusion of the allocation function. Finally, the results of the tests were compared to similar studies which had compared simulated data with actual data. The test results indicate that approximately 50% of single family development and approximately 75% of multiple family development could be explained by potential supply measures. Accessibility measures were of' little significance in explaining single family development, and explained only about 10% of multiple family development. The results of testing the microspatial allocation functions in a large urban model were not as encouraging as the explanatory tests. Generally, the results of tests which compared actual data with simulated data indicate that the increase in performance with the microspatial allocation function was marginal. However, compared to similar studies the results are acceptable. In general, the study indicates that behavioural studies of the role played by developers combined with analytical models of this behaviour may provide considerable insight into the nature of the development process. It also lends strong supporting evidence to the suggestion that government organizations have been effective in allocating growth by their servicing and zoning policies. / Business, Sauder School of / Real Estate Division / Graduate