In partnership with the Canadian Urban Institute and mddl, and funded by the Alberta Real Estate Foundation, this report dives into the transformative possibilities of middle housing in Alberta. From innovative strategies to overcome barriers to scaling production, to practical solutions for unlocking gentle density across the province, this collaboration is a must-read for anyone passionate about housing solutions. Curious about how middle housing could reshape Alberta’s communities?
Click through to discover the findings and recommendations shaping the future of attainable, diverse housing options!
As housing affordability challenges escalate, an increasing number of middle-income renter households are facing cost burdens. In response, states and localities are implementing policies to address these needs. While these programs aim to expand affordable housing in high-cost areas, they face criticism for potentially diverting resources from lower-income households.
This new research paper from the Harvard Joint Center for Housing Studies explores these middle-income housing initiatives, evaluating their goals, benefits, and the tradeoffs involved. By examining eleven state and local programs, the paper finds these initiatives are becoming more common across diverse regions, primarily focusing on expanding housing supply for the “workforce” based on area median income.
However, these programs often fall short of assisting the most cost-burdened renters, who are predominantly lower-income. Moreover, the demographic disparity, with middle-income renters being disproportionately white, raises concerns about reinforcing racial inequities.
The paper recommend designing middle-income housing programs that do not detract from resources for the lowest-income households, operate in areas where the market fails to serve middle-income renters, and provide additional benefits to lower-income communities. Read the full report to understand the complexities and potential solutions in addressing middle-income housing needs.
In 2023, the Terner Center published “Making It Pencil: The Math Behind Housing Development” to assist policymakers in understanding the financial feasibility of large-scale, for-rent midrise apartment buildings. However, recent state and local land use reforms have focused on smaller-scale housing in lower-density neighborhoods, including accessory dwelling units (ADUs), duplexes, and fourplexes, often referred to as “missing middle” housing. States like California, Oregon, and Montana, along with cities such as Minneapolis and Portland, have introduced legislation and rules to promote this housing growth.
This policy paper employs the methodology from our 2023 report to analyze the development characteristics of missing middle projects. Through a series of project pro forma case studies across four California markets, the report finds that many missing middle housing types are not financially feasible, with four-unit ownership buildings being the most challenging to develop. Despite these challenges, missing middle housing can play a crucial role in providing entry-level homeownership and naturally affordable rental options. It is imperative for local and state policymakers to reexamine regulations that hinder the development of missing middle housing, such as lot size, parking, and insurance requirements.
This Guide aims to provide local governments with a roadmap for changing their zoning bylaws to allow gentle density housing, based on experiences from jurisdictions leading the way.
Drawing from the experiences of local governments in British Columbia mandated to enable gentle density housing, and sharing the wide range of approaches that could be taken, the Guide provides technical and procedural insight from basic zoning bylaw amendments through to a suite of regulatory changes to make it easier to produce gentle density housing.
Key features:
An example work plan for the zoning bylaw update;
Discussion and critical questions to ask around key zoning parameters such as setbacks and parking;
Insight into other bylaws and policies that should also be updated to achieve a cohesive framework; and
In November of 2023, the province of British Columbia released their “Homes for People Plan” that drastically reduced zoning and municipal barriers to the creation of gentle density homes. In summary, new legislation requires all local governments in British Columbia to update their zoning bylaws to allow up to three to four units in all single-family zones and up to six units for properties with frequent bus service.
This resource, developed by the province, is intended to help local governments and their community members understand the legislative changes introduced related to small-scale, multi-unit housing (SSMUH).
Note: The information in this tool kit is for guidance only and is not a substitute for provincial legislation. It is not legal advice and should not be relied on for that purpose.
This report investigates the potential for infill development in Mississauga to accommodate the region’s population growth projections and ensure that new development does not infringe on the urban greenbelt.
The report outlines:
Mississauga could add approximately 174,000 new residential units (at an average unit size of over 1,000 sq.ft.) via low- and medium-density intensification.
Through this approach, Mississauga could accommodate 435,000 new residents.
This is enough housing to support Mississauga’s growth projects, and to also accommodate approximately 85% of Peel Region’s assigned growththrough to 2041.
This housing can be delivered without the consumption of new greenfield land, reducing the need to encroach into the Greenbelt
This report is authored by Graham Haines and Brianna Aird of Toronto Metropolitan University.
Key insights: Explore a comprehensive overview of details and technical resources to support the implementation of Bill 35 – Short-Term Rental Accommodations Act, Bill 44 – Housing Statutes (Residential Development) Amendment Act and Bill 47 – Housing Statutes (Transit-Oriented Areas) Amendment Act that have been provided to local governments by the Provincial Government of BC Housing.
Resources include:
Key timelines for local planners
What to know about the regulations and policy manuals, including details on Small-Scale Multi-Unit Housing Provincial Policy Manual and Site Standards
Summary slides about the regulations and policy manuals
On this useful resource page from the City of San Jose, users can explore a comprehensive resource library to support research and insights into the city’s promotion of ADUs as a means of addressing housing challenges.
Key insights:
ADUs are an affordable type of home to construct in California because they do not require paying for land, major new infrastructure, structured parking, or elevators.
ADUs can provide a source of income for homeowners.
ADUs are built with cost-effective wood frame construction, which is significantly less costly than homes in new multifamily infill buildings.
ADUs allow extended families to be near one another while maintaining privacy.
ADUs can provide as much living space as many newly-built apartments and condominiums, and they’re suited well for couples, small families, friends, young people, and seniors.
ADUs give homeowners the flexibility to share independent living areas with family members and others, allowing seniors to age in place as they require more care.
This webinar from January 2024, hosted by the Congress of New Urbanism, provides a useful overview of some of the key challenges posed by pre-approved designs for gentle density homes, but also detailed the many benefits that these can bring to a community.
Featuring insights from Edward Erfurt, Director of Community Action at Strong Towns, Jennifer Krouse of Liberty House Plans, & Allison Thurmond Quinlan, principal architect and landscape architect with Flintlock LAB (who also presented at the Small Housing Gentle Density Leaders Summit 2024).
As this accompanying CNU article outlines, the panel described the many benefits of pre-approved plans, including:
Increasing community familiarity and understanding of missing middle housing types, like small apartment buildings, duplexes, and accessory dwelling units
Encouraging higher quality design so that small developers proposing similar projects will have an easier time. If housing is expedited, there is a risk that low-quality design will boost opposition. A collection of context-sensitive building plans offers greater predictability because the architectural review is complete, Krouse says.
The programs are designed to reduce regulatory friction in a housing delivery system that many people recognize is overly complex. This helps to level the playing field between small and large developers, the latter of which have developed ways around bureaucratic red tape.
By 2035, the city anticipates significant household growth, necessitating a reassessment of housing regulations. Facing a housing shortage amidst rising costs, the proposed changes aim to:
Diversify housing options by permitting duplexes, triplexes, and fourplexes, while introducing size and scale limitations.
Promote community inclusivity and addresses evolving housing demands, emphasizing collaborative efforts for positive change.
Dive into the City of Portland’s housing project report to understand how these strategic changes align with the city’s dynamic future.
