Density in a City of Neighbourhoods – 12 (Myths, Part 2)

From Density in a City of Neighbourhoods: the second part of a summary of common myths (and truths) about density that often complicates the discussion:

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There is sufficient zoned capacity to meet projected growth

Zoned capacity may not necessarily be an indicator of what will get built. The capacity may be there on paper, but it may not be the kind of growth the city needs, especially if it is not in neighbourhoods with sufficient amenities, near the jobs of those likely to live there, or affordable or desirable for the likely market.

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Downtown Vancouver has lost jobs because residential development crowded out office space and commercial projects

There has been about a 25 percent increase in jobs since the 1990s, even as the downtown population has doubled. Some kinds of jobs have moved to the suburbs, or offshore, or disappeared, but growth in more specialized jobs has more than offset those losses.

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Transit is at capacity

There are many ways to increase capacity, and not necessarily with new technologies. The efficiency, and hence capacity, of transit has as much to do with how we allocate road space as the form of the vehicle.

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The future is in Surrey and the region, not in Vancouver

While Surrey may be one of the fastest growing municipalities in Canada, it’s not like Vancouver has stopped growing. Indeed, in what is probably a surprise to most people, CMHC numbers show more housing starts in Vancouver than in Surrey for 2010 and 2011.

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Vancouver is no longer a place for families

A casual walk through the Roundhouse neighbour- hood would put an end to that myth. Indeed, the highest birth rate in the city is around parts of False Creek – equivalent to a new suburb. The local elementary school (not to mention childcare spaces) is over-subscribed.

The problem for most families who might prefer to stay in a high-density neighbourhood around False Creek is finding an affordable three-bedroom home and sufficient child care.

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Vancouver is unaffordable

For new housing this is no doubt the case – depending, of course, on a buyer’s income. But there is still a large stock of housing for lower-middle income renters, and about one in ten units in Van- couver offers some form of subsidy. There is just not enough of it.

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Higher density reduces liveability

Density can indeed reduce liveability, but it can also be a precondition to a better, more affordable, more sustainable way of life. It depends on how we do it.