Yes,
homelessness, even in Waikiki.
One way
Honolulu is trying to address these issues is to allow higher density
micro-apartments, as small as 250 square feet, with limited parking. It is
noteworthy that similar proposals in Vancouver have attracted considerable
attention and debate. Currently,
our city bylaws require rental units to not be less than 320 square feet and
units for sale to not be less than 398 square feet.
However,
a number of projects have received relaxations to permit smaller suite sizes. In 1993,
VLC Properties, the company created by the late Jack Poole to develop
affordable rental housing on city-owned lands using union pension funds,
developed 600 Drake St. Sixty-four
percent of the units were less than 320 square feet. (One city alderman
compared these suites to coffins.) However, in the subsequent 21 years, the
building has been very popular and achieved full occupancy.
 |
| An example of a lock-off suite approved and built at UniverCity |
In 2009,
the city approved the concept of “lock-off” suites within apartments in certain
zones.
Lock-offs
in existing suites can be as small as 205 square feet and 280 square feet in
new units. Although this concept has proven to be popular at SFU’s UniverCity
where they were marketed as “mortgage helpers in the sky,” only a limited
number have been built in Vancouver, generally as a lower level in townhouse
developments.
A highly
publicized rental project in Vancouver is the renovated Burns Block in the
Downtown Eastside. Furnished
suites averaging 270 square feet rented very quickly and the developer,
Reliance Properties now wants to build micro-suites for sale as part of its
redevelopment of the Jim Pattison Toyota site. My
personal view is that micro-suites can offer a viable housing choice, both for
rent and for sale, especially when designed with built-in furniture and
storage. However, to address the concerns of municipal officials, it may be
appropriate to limit the size of projects, or the number of micro-apartments in
a large project, until the concept has been proven.
Another
hot topic in Hawaii is under what conditions to allow “Ohana units” or
accessory dwelling units. In
Vancouver they are better known as secondary suites or laneway houses. In the
past, Ohana units had to be attached to the main house and could only be rented
to relatives of people living in the main house. They also required two parking
stalls. Under a
new proposal, they may be rented to anyone, be attached or detached from the
main house, and require just one parking space.
In
comparison, although Vancouver allows basement suites attached to the main
house, new grade-level secondary suites cannot be attached to the main house.
They must be separate structures.
Furthermore,
they do not require any additional parking space.
While
most people in Hawaii favour the proposed regulations, one concern expressed by
some opponents is that units may end up not as rental suites, but as illegal
vacation rentals. Ironically, I discovered this is happening in Vancouver
during a previous Heritage Vancouver Laneway Housing Tour. While the number of
laneway houses being rented out nightly or weekly, rather than daily is not
known, a few are regularly listed on the Internet.
Another
interesting Hawaiian regulation allows a second home to be built and sold on
larger lots.
As
readers of this column are well aware, I strongly advocate allowing laneway
houses or coach houses to be sold in certain situations.
Perhaps
it is time for Vancouver to reconsider its regulations and allow a second house
to be sold on lots over 8,000 square feet, which is approximately twice the
size of a 33 foot wide lot. The second house could be at the rear or as part of
a duplex.
While
Hawaii can learn much from Vancouver, perhaps we can learn from it, too.
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