Opinion: Concerns about meteoric and unsustainable population increase presume that every single-family home will be swiftly replaced by a fourplex or larger. It's crucial to ground discussions in feasible timelines and acknowledge the gradual nature of such transformations.

Author of the article:

Tamara White

Published Feb 12, 2024  •  Last updated Feb 12, 2024  •  3 minute read

Housing legislation in British Columbia is the proverbial bus stop of policy making — you wait forever for meaningful change and, suddenly, several groundbreaking bills roll in all at once.

Since November, the province has passed a series of legislative actions that will open the doors for much needed attainable housing opportunities in communities across B.C. This includes Bill 44, which seeks to make it easier for people and home builders to create small-scale, multi-unit homes that fit into existing neighbourhoods.

Dire situations call for a strong policy response, and that is what we are seeing in the introduction of Bill 44, as the province continues to address the generational housing crisis in which we find ourselves. Nearly 250,000 of the more than 660,000 rental households in this province spend at least 30 per cent of total household income on rent and utilities, and within that group more than 100,000 spend at least half of their income on housing.

The introduction of new housing legislation signifies a crucial acknowledgment. It underscores that, despite years of urban planning and community consultations, local governments may have fallen short in fostering the diversity of housing options required.

We know that we’re in a major housing supply shortage — with CMHC outlining the need for 3.5 million additional homes “on-top-of” business-as-usual construction by 2030, and a more recent report by CIBC’s deputy-chief economist Benjamin Tal noting that, with population growth projections, it may actually be an additional five million homes needed.

Rather than viewing the province’s housing initiatives as discarding past urban planning efforts, let’s see it as an opportunity to recalibrate and align goals with the evolving needs of our communities, including our growing populations. The legislation acts as a pivot towards a more sustainable and equitable approach, ensuring that the foundation laid by urban planning efforts adequately addresses the pressing challenges of housing accessibility and affordability.

In the midst of diverse perspectives on this housing legislation, it becomes essential for all of us, as engaged members of the public, to ensure our understanding is as nuanced as the issues at hand, fostering a more informed discourse that transcends misinterpretations of what Bill 44 means for communities.

Contrary to some concerns raised about Bill 44, it is important to clarify that the legislation does not eliminate public hearings wholesale; public hearings are still required for Official Community Plan (OCP) amendments and rezonings that are not consistent with an OCP that has already gone through public approval.

Additionally, while the bill is perceived as prohibiting municipalities from requiring off-street parking for various housing types, it’s important to note that Bill 44 allows for such requirements, with the exception of sites within a specified distance from frequently served bus stops. This distinction ensures flexibility while addressing the unique needs of different communities, acknowledging that not all areas are well-served by public transportation.

The related concerns in select communities about meteoric and unsustainable population increase seem to stem from a misinterpretation, presuming that every single-family home will be swiftly replaced by a fourplex or larger. This is simply not the case. The government has estimated that this legislation could yield as many as 130,000 new small-scale multi-unit homes across the province during the next 10 years. It’s crucial to ground discussions in feasible timelines and acknowledge the gradual nature of such transformations.

This legislation is an important driver in delivering the homes that people want, need and deserve. Smaller format homes — like townhomes, duplexes, and triplexes, and laneway homes — nestle comfortably in existing neighbourhoods, and provide housing opportunities and choice for modest income households. This kind of housing can enable seniors to downsize and age in community, families to live closer to one another, and young couples to access starter homes. It will also help the people like teachers and firefighters to live in the communities where they serve.

We’ve long advocated for small-scale, multi-unit housing as one solution to the affordability crisis. Progress often brings its own set of challenges — and in the case of housing legislation, navigating these hurdles is a crucial step towards a more equitable and sustainable future. While Bill 44 is certainly not the whole solution, it is an important piece of the puzzle and a step in the right direction.

Tamara White is the executive director of Small Housing (smallhousingbc.org).