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March 12, 2010
Is your house too big?
There are several options for home downsizing.
MICHAEL GELLER
While many younger households dream of moving into a larger home, many of us find that our house is getting too big. Our concern is not necessarily the size of rooms, but rather the number of rooms, some of which are no longer used, as children have grown up and left home. There is also the cost and inconvenience of looking after gardens and having to carry out repairs ... a new roof, water tank or, often, much more.
Years ago, when your house was too big, you moved into a rental apartment. But over the past few decades, developers have stopped building rental projects in Vancouver, favoring condominium apartments. In a few cases, new condominium townhouse developments have been built, but often in less desirable locations.
As we get older, not only do we want smaller homes, but we want different features. We want a large, modern kitchen with the latest appliances and pantries, and large spacious bathrooms with vanity drawers for an increasing amount of toiletries. We are often willing to forego separate living, dining and family rooms for one large, well-designed space – as long as there is room for the family seder. We want fewer stairs and better lighting and security features.
In response to the need for new housing choices in the community, 15 years ago, in partnership with community leader Morris Wosk, I redeveloped four large single-family properties on Oak Street into Oak Gardens. It offered a choice of apartment sizes, along with a live-in caretaker suite, a guest suite for visitors, a card room and other communal spaces.
In Kerrisdale, I helped transform seven lots along West 41st Avenue, between Carnarvon and Balaclava streets, into what is today the Lanesborough, offering a mix of attractive apartments and two-level town homes. At Larch and West 41st Avenue, I turned the former Shell gas station into Elm Park Place, providing single-level suites with larger terraces and garden areas. I promoted the building as “apartments for people who do not want to live in an apartment!”
While condominium apartment living is the right choice for many people, it is not for everyone. Many of us would prefer to move into a nearby duplex or a smaller cottage-style single-family home on a smaller lot. If only we could find one. Alternatively, we might prefer a larger townhouse, especially if it could be individually owned and not part of a condominium. Some of us might even consider moving into a laneway home if it were well designed, with parking and attractive outdoor space.
One of the problems in Vancouver is that most residential areas are zoned for single-family houses and there are virtually no undeveloped multi-family properties. However, as Vancouver starts to plan for a growing and aging population, city planners and politicians are increasingly willing to consider the rezoning of single-family lots, parking lots and other properties, to allow for more housing choice. One goal is to accommodate aging households who want to remain in their neighborhoods.
Considerable attention is now being given to the future rezoning of land along Cambie. The new development at the corner of Cambie Street and West 33rd Avenue is one example of a new housing form and tenure, offering three individually owned townhouses, each with a laneway suite over the garage. Another variation, which I am currently designing, offers three separate townhouses designed to look like one larger house. In some instances, these could be individually owned; in others, they would be a condominium.
I am also exploring opportunities to redevelop larger single-family lots into three or four detached or semi-detached houses, each with its own private outdoor space. The homes would be designed with the features many “empty nesters” are seeking, including two master bedrooms and large open kitchens and living areas. If desired, the original homeowner could move back into a smaller home on the same property.
In order to have more housing options, I think it will be necessary for more of us to speak out. Too often, much-needed innovative developments do not proceed because the opponents have a louder voice than the supporters.
I am often reminded of a couple who came to see me when I was planning a high-rise building in Point Grey. “Do you have something available with a view?” the lady asked. “Unfortunately, they are all sold,” I had to reply. As they were ready to walk away, the husband turned to me and said, “You know, it’s funny. For years my wife and I opposed the development of high-rise apartments in this area, but now that we are ready to move into one, we can’t find anything suitable.”
Michael Geller, B.Arch., MAIBC, FCIP, is an architect, planner and developer. He is also an adjunct professor at Simon Fraser University. He can be reached at [email protected]. Visit his blog, gellersworldtravel.blogspot.com.
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