Applied Science, Faculty of
Architecture and Landscape Architecture (SALA), School of
DSpace
a research in Vancouver housing crisis, Vancouver Special Khrushchyovka
UBCV
Wang, Yuan
The city of Vancouver grapples with a housing crisis that extends beyond mere shortages to manifest as a profound housing alienation. This alienation is characterized by a striking absence of social cohesion and communal belonging within residential spaces. The core of this issue lies in the prevailing perception of Vancouver's real estate not as homes but as assets or investment commodities. This research delves into the socio-cultural ramifications of this perceptual shift, investigating its profound implications on community dynamics, individual well-being, and the broader urban fabric. By scrutinizing the root causes and far-reaching consequences of this phenomenon, the study seeks to offer insights into potential strategies for revitalizing a sense of collective belonging and social identity within Vancouver's housing environment. The findings aim to contribute valuable perspectives to urban planners, policymakers, and community stakeholders, fostering a more holistic approach to address the complex interplay between housing, community, and individual fulfillment in the wake of a housing crisis.
Long Live the Victorious Banner of C o m m u n a l H o u s i n gY u a n W a n g a research in Vancouver housing crisisYuan WangBachelor of Arts, University of Toronto, June 23, 2021.Long Live the Victorious Banner of Communal Housinga research in Vancouver housing crisisFigure 1: Call for construction poster, Author, 2023. Submitted in partial fulfillment of the requirements for the degree of Master of Architecture in The Faculty of Graduate Studies, School of Architecture and Landscape Architecture, Architecture ProgramCommittee Chair:Tijana VujosevicCommittee Members: Inge RoeckerErika Gerson Copyright © May 2024i iiL o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gF R O N T M AT T E RThe city of Vancouver grapples with a housing crisis that extends beyond mere shortag-es to manifest as a profound housing alienation. This alienation is characterized by a striking absence of social cohesion and communal belonging within residential spaces. The core of this issue lies in the prevailing perception of Vancouver's real estate not as homes but as assets or investment commodities. This research delves into the socio-cultural ramifications of this perceptual shift, investigating its profound implications on community dynamics, individual well-being, and the broader urban fabric. By scruti-nizing the root causes and far-reaching consequences of this phenomenon, the study seeks to offer insights into potential strategies for revitalizing a sense of collective belonging and social identity within Vancouver's housing environment. The findings aim to contribute valuable perspectives to urban planners, policymakers, and community stakeholders, fostering a more holistic approach to address the complex interplay between housing, community, and individual fulfillment in the wake of a housing crisis.i i ivv i i iv i i ii x1 72 77 57 67 7151 11 7 Abstract ContentsF r o n t M a t t e r A b s t r a c t L i s t o f F i g u r e s T h e s i s S t a t e m e n t S t r a t e g i e s U s e d M i n d M a pW e l c o m e t o V a n c o u v e rW h a t i s h a p p e n i n g ?W h e r e h a d t h i s h a p p e d e d b e f o r e ?W h a t d i d p e o p l e d o ? T h e S o v i e t U n i o n V a n c o u v e rW h a t e l s e c o u l d w e d o ?A N e w M o d e lE n d M a t t e r C o n c l u s i o n A c k n o w l e d g e m e n t B i b l i o g r a p h y 3 74 57 5iii ivL o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gF R O N T M AT T E RList of FiguresFigure 1: Call for construction poster, Author, 2023.Figure 2: “Notable (and Walkable) Neighbourhoods & Landmarks,” Destination Vancouver, 2023, https://www.destinationvancouver.com/-meeting/explore-the-city/notable-and-walkable-landmarks/.Figure 3: Map of Vancouver, VanMap Viewer, 2023.Figure 4: “A new data-driven website reveals surprising takeaways about the growing ‘superdiversity’ of Metro Vancouver.” Madeleine de Trenqualye, 2019, https://www.arts.ubc.ca/news/visualizing-superdiversity-in-vancouver/.Figure 5: False Creek as the industrial heart of the city, Becoming Vancouver : A History, Daniel Francis, 2021. Colorized by Author through Adobe Photoshop, 2023.Figure 5: False Creek as the industrial heart of the city, Becoming Vancouver : A History, Daniel Francis, 2021. Colorized by Author through Adobe Photoshop, 2023.Figure 6: A repurposed Granville Island, Becoming Vancouver : A History, Daniel Francis, 2021. Colorized by Author through Adobe Photo-shop, 2023.Figure 7: South Vancouver is seen from Chopper 9, Gary Barndt / CTV Vancouver, 2020, https://bc.ctvnews.ca/vancouver-s-real-estate-mar-ket-sees-best-september-on-record-this-year-1.5130087Figure 8: Vancouver Timeline, Author, 2023.Figure 9: The imbalance between buyers and sellers during Pandemic period. BCREA Economics. 2021. https://www.bcrea.bc.ca/econom-ics/way-out-of-balance-housing-supply-and-demand-during-the-pandemic/.Figure 10: Conceptual graph of Supply and Demand Curves. Author. 2023Figure 11: Greater Vancouver Housing Market Overview: Data for September 2023. WOWA. 2023. https://wowa.ca/vancouver-housing-mar-ket.Figure 12: “Average Sold Price (blue) and Benchmark Price (orange)” in a rising trend. WOWA, annotated by Author. 2023. https://wowa.-ca/vancouver-housing-market. Figure 13: “Total Transactions” in a downtrend. WOWA, annotated by Author. 2023. https://wowa.ca/vancouver-housing-market. Figure 14: “Greater Vancouver Composite Benchmark Home Price” showing some pits during the pandemic period. WOWA, annotated by Author. 2023. https://wowa.ca/vancouver-housing-market.Figure 15: “Vancouver Population from 1980 to 2030” showing a stable population growth. Generated by Author, Data from Macrotrends. 2023. https://www.macrotrends.net/cities/20404/vancouver/population.Figure 16: “Greater Vancouver Residential New Listings” showing a significant surplus in 2020. Author, Data from the Canadian Real Estate Association. 2023. Figure 17: The Banner of Victory on the Reichstag building in Berlin, 1945, Archive photo, Boris Egorov. https://www.rbth.com/histo-ry/336125-how-soviet-union-won-wwii.Figure 18: “People walking in the city, Stalingrad, USSR” in 1947. Robert Capa. 2010. Figure 19: “People walking amoungst the ruins of buildings destroyed in World War II, Stalingrad, USSR” in 1947. Robert Capa. 2010. Figure 20: “People surrounding a building destroyed during World War II, Stalingrad, USSR” in 1947. Robert Capa. 2010. Figure 21: “ Portrayed here is one of the many inconveniences of overcrowded, communal living: havingto share a bathroom with other tenants. Krokodil, 10 May 1958.” Christine Varga-Harris. 2015.Figure 22: A Stalinka with red brick facade and ornemental elements. decorexpro. 2019. https://en-n.decorexpro.com/dizajn/kvartira/planirov-ka-stalinki/. Figure 23: “Apartment buildings on Gorkogo street, Moscow” in 1940. Ksenia Choate. 2010. Figure 24: A photo of the collective residential apartmetns in the Soviet Union, post-war Stalinka (left) and Khrushyovka (right). BNN Correspondents. 2023.https://bnnbreaking.com/world/russia/record-breaking-hou-sing-construction-in-russia-a-deep-dive-into-government-subsidized-mortgage-programs/.Figure 25: “Typical panel building of the Khrushchev era. Kazan, Russia.” Ksenia Choate. 2010. Figure 26: “Khrushchyovka, illustrates the different methods in which the Khrushchyovka were constructed.” P. Meuser. 2012. https://www.re-searchgate.net/figure/Khrushchyovka-illustrates-the-different-methods-in-which-the-Khrushchyovka-were_fig2_268746160Figure 27: “ Construction process of a panel building (Plessein, 1959).” Ksenia Choate. 2010. Figure 28: Plan of a Khrushchyovka section, circled unit is identical to the circled unit in Figure 26. Ksenia Choate. 2010. Figure 29: “Floor plans and furniture layouts of one-, two-, and three-room Khrushchevkas”, circled unit is identical to the circled unit in Figure 25. Ksenia Choate. 2010. Figure 30: The Soviet Union Timeline, Author, 2023.Figure 31: Series of Vignettes in Khrushchyovkas. Author, 2023.Figure 32: “Type project for a P+4 block with one-room apartments (exterior and interior perspective drawings and apartments plans), designed by IPCT in 1965.” Vais, 2020.Figure 33: “A futuristic view of the museum” by Philip Rudenko, the HSE School of Cultural Studies designed a Khrushchyovka museum. Irina Glueschenko, 2017. https://www.hse.ru/en/news/society/207729353.html. Figure 34: “Standard Living Units,” The Apartment of Stubborn Cats. Sirui Chen. 2019. https://sirealdesign.com/The-Apartment-of-Stub-born-CatsFigure 35: “Stair Common Space,” The Apartment of Stubborn Cats. Sirui Chen. 2019. https://sirealdesign.com/The-Apartment-of-Stub-born-CatsFigure 36: Coverpage of “HOUSING VANCOUVER STRATEGY,” City of Vancouver. 2018. Figure 37: Diagram of the MIRHPP Project. Author. 2023. Figure 38: Naomi Place, a temporary modular housing at 3598 Copley St. City of Vancouver. 2019. Figure 39: “Temporary modular housing sites.” City of Vancouver, 2020. https://vancouver.ca/people-programs/temporary-modular-hous-ing.aspx.Figure 40: Map of TMH Sites, Author, 2023.Figure 41: Overview of the positive trend. Purpose of the Empty Homes Tax City of Vancouver, 2023. https://vancouver.ca/home-property-de-velopment/why-an-empty-homes-tax.aspx.Figure 42: “Percentage of renter households living in unaffordable and crisis rental conditions,” Vancouver Sun. Nathan Griffiths. 2023. https://vancouversun.com/news/local-news/exclusive-bc-rent-al-crisis-puts-100000-households-at-risk-homeless/wcm/1de8b9d9-101e-416b-b772-65ad750fbd7a/amp/.Figure 43: “NDP’s new regulations and taxes... helpe to cool Vancouver prices,” Vancouver Sun. Douglas Todd. 2023. https://vancouver-sun.com/opinion/columnists/douglas-todd-the-wild-west-in-b-c-housing-is-mostly-over-but-the-devastation-goes-onFigure 44: “Incomes Have Not Kept Pace with Housing Costs,” Housing Vancouver Strategy presentation. City of Vancouver. 2017. https://vancouver.ca/files/cov/housing-vancouver-strategy-november-28-council-presentation-nov-29-2017.pdf.Figure 45: A photo of Vancouver’s Downtown Eastside, CBC. Justin McElroy. 2023. https://www.cbc.ca/amp/1.6803218.Figure 46: A photo of Vancouver’s Eburne Park. Author. 2023. Figure 47: “Technical composite map,” The Vancouver Plan. City of Vancouver. 2023. Figure 48: “City building blocks,” The Vancouver Plan. City of Vancouver. 2023. Figure 49: “Land Use Strategy,” The Vancouver Plan. City of Vancouver. 2023. Figure 50: “Housing opportunities through the Vancouver Plan,” The Vancouver Plan. City of Vancouver. 2023. Figure 51: “Future opportunities to intensify, expand and enhance employment areas in the city,” The Vancouver Plan. City of Vancouver. 2023. Figure 52: “Long-term ecological vision,” The Vancouver Plan. City of Vancouver. 2023. Figure 53: “Areas where certain policies support arts, culture and heritage,” The Vancouver Plan. City of Vancouver. 2023. Figure 54: “Khrushchyovka disadvantages.” Vitaly Mikhaylyuk. 2017. https://www.rbth.com/longreads/khrushchyovki/.Figure 55: From Khrushchyovka to Smartovka. Author. 2023.Figure 56: “Aerial view of Väike-Õismäe, Tallinn, Estonia.” Mait Metsur. 2012. https://commons.m.wikimedia.org/wiki/File:Õhu-vaade_Väike-Õismäe_asumile.png#mw-jump-to-license.Figure 57: “Circular Block — Reinventing the Mikrorayon.” ArchDaily. 2021. https://www.archdaily.com/973661/vision-competition-circu-lar-block-reinventing-the-mikrorayon.Figure 58: “Xiaoqu Plan.” Kevin Zhou. 2018. https://m.huaban.com/pins/1544955571/.Figure 59: “Vancouver Special,1965-1985” Vancouver Heritage Foundation. 2024. https://www.vancouverheritagefoundation.org/-house-styles/vancouver-special/ Figure 60: “Street View of a Vancouver Special.” Captured from Google Map, Author. 2024.Figure 61: “Laneway View of a Vancouver Special.” Captured from Google Map, Author. 2024.Figure 62: “A Typical Lower Floor Plan of a Vancouver Special.” Author. 2024.Figure 63: “A Typical Upper Floor Plan of a Vancouver Special.” Author. 2024.Figure 64: “Project Timeline on Single-family Lots.” Author. 2024.Figure 65: “Cost Schedule for Apartment Projects.” Author. 2024.Figure 66: “What is Possible Between Vancouver Special and Khrushchyovka?” Author. 2024.Figure 67: “A Three-storey Vancouver Special Khrushchyovka” Author. 2024.Figure 68: “Exterior Circulation of A Three-storey Vancouver Special Khrushchyovka” Author. 2024.Figure 69: “Interior Modular Units of A Three-storey Vancouver Special Khrushchyovka” Author. 2024.Figure 70: “Explosion Diagram of A Three-storey Vancouver Special Khrushchyovka” Author. 2024.Figure 71: “Plan 1, Vancouver Special Khrushchyovka” Author. 2024.Figure 72: “Plan 2, Vancouver Special Khrushchyovka” Author. 2024.Figure 73: “Plan 3, Vancouver Special Khrushchyovka” Author. 2024.Figure 74: “Plan 4, Vancouver Special Khrushchyovka” Author. 2024.Figure 75: “Plan 5, Vancouver Special Khrushchyovka” Author. 2024.Figure 76: “Plan 6, Vancouver Special Khrushchyovka” Author. 2024.Figure 77: “Plan 7, Vancouver Special Khrushchyovka” Author. 2024.Figure 78: “Plan 8, Vancouver Special Khrushchyovka” Author. 2024.Figure 79: “Plan 9, Vancouver Special Khrushchyovka” Author. 2024.Figure 80: “Plan 10, Vancouver Special Khrushchyovka” Author. 2024.Figure 81: “Plan 11, Vancouver Special Khrushchyovka” Author. 2024.Figure 82: “Possible Duplex Layouts” Author. 2024.Figure 83: “Virtual Site Contexts of a Vancouver Special Khrushchyovka Community” Author. 2024.v viF R O N T M AT T E R L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gThesis StatementIn the wake of Vancouver's housing crisis, a notable absence of social cohesion and communal belonging is evident within the housing alienation. This is primarily attributed to the perception of Vancouver's real estate not as homes, but rather as assets or investment commodities. This research seeks to explore the socio-cultural impact of this shift in perception, examining its implications on community dynamics, individual well-being, and the broader urban fabric. By analyzing the causes and consequences of this phenomenon, this study aims to provide insights into potential strategies for revital-izing a sense of collective belonging and social identity within Vancouver's housing environment.Strategies UsedMy research aims to investigate the housing crisis in Vancouver. I will use qualitative research as my fundamental method to emphasize a fixed context in Vancouver with multiple tactics. By analyzing the data and statistic, the pattern shows the essence of the issue is hous-ing shortage. Searching for the experience in the history leads to the Soviet Union. The World War II destoried numerous building and caused millions of people to be home-less. Khrushchyovka was the effective practice proposed by Nikita Khrushchev to solve the housing shortage. I plan to introduce the background before Khrushchyovka and its practice with extant documents. The discussion will be about how its features fit in the socio-political phenomena in the Soviet Union. A potential extension will based on logical argumentation, in terms of induction and analog, to explore the similarity trend in Vancouver while the causal explanation will be the primary narrative method. Case studies will include the Khrushchyovka block, actions in Vancouver, and peopos-als in solving housing crisis. I will approach from both the pros and cons for a compre-hensive analysis in order to frame the discussion in Vancouver. My focus will include the current developing trend, actions and Building Code in Vancouver, and the local charac-teristics such as sustainable concerns. - Qualitative (Mixed Method) Research- Case study▪ Communal social housing▪ Vancouver Policies- Logical argumentationvii viiiF R O N T M AT T E R L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gDoneLow-riseApartmentDoingWill DoVancouver,BC, Canada, Post Pandemic Moscow, Soviet Union in the 20th CenturyF R O N T M AT T E Rix xL o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gFigure 2: “Notable (and Walkable) Neighbourhoods & Landmarks,” Destination Vancouver, 2023, https://www.destinationvancouver.com/meeting/ex-plore-the-city/notable-and-walkable-landmarks/.Figure 3: Map of Vancouver, VanMap Viewer, 2023.Vancouver is a vibrant and culturally diverse city situated on the southwestern coast of Canada. As one of the major urban centers in the province of British Columbia, Vancou-ver is renowned for its stunning natural beauty, thriving economy, and multicultural atmosphere. Nestled between the Pacific Ocean and the Coast Mountain Range, the city is celebrated for its picturesque landscapes, including mountains, forests, and waterways. Those views are embedded as parts of Vancouver’s background and shape the public ideology spontaneously. Since the second half of the twentieth century, orga-nizations such as the Society for Promoting Environmental Conservation (SPEC) and Greenpeace have triggered public concerns and proposed many changes in public policies.¹ As those organizations gradually expand their influences globally, environment and sustainability have become the notable first impression of Vancouver.The city's diverse population contributes to its rich cultural tapestry, with a significant blend of ethnicities and languages. It follows the governmental policy of shifting from biculturalism to a multicultural mosaic of complementary races.² It is valuable to be concerned with the inclusivity in designs while individuals only achieve belonging collec-tively. Welcome to VancouverEconomically, Vancouver has transformed from an industry to a hub of technology, film and television production, natural resources, and tourism. The transformation includes multiple neighbourhoods in terms of Kitsilano, Granville Island, False Creek South, and False Creek North. Old industrial buildings were repurposed for commercial, cultural, and recreational uses, signalling a significant change into a post-industrial economy.³ The city has a bustling downtown core adorned with modern skyscrapers, entertainment venues, and dazzling dining options. Those features fulfill Vancouver’s ambition to be more than an industrial city. Figure 4: “A new data-driven website reveals surprising takeaways about the growing ‘superdiversity’ of Metro Vancouver.” Madeleine de Trenqualye, 2019, https://www.arts.ubc.ca/news/visualizing-superdiversity-in-vancouver/.W e l c o m e t o Va n c o u v e r1 2L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n g¹ Francis. Becoming Vancouver : A History. 122.² Francis. 132. ³ Francis. 131. Figure 6: A repurposed Granville Island, Becoming Vancouver : A History, Daniel Francis, 2021. Colorized by Author through Adobe Photoshop, 2023.Figure 5: False Creek as the industrial heart of the city, Becoming Vancouver : A History, Daniel Francis, 2021. Colorized by Author through Adobe Photoshop, 2023.Figure 7: South Vancouver is seen from Chopper 9, Gary Barndt / CTV Vancouver, 2020, https://bc.ctvnews.ca/vancouver-s-real-estate-mar-ket-sees-best-september-on-record-this-year-1.5130087Recreationally, Vancouver offers a myriad of outdoor activities. The pleasant weather ensures the potential for hiking and skiing in the nearby mountains and exploring the scenic parks and waterfronts. The city hosted the Winter Olympics in 2010, further solidifying its status as an international destination.Overall, Vancouver's unique combination of natural beauty, economic prosperity, and cultural diversity makes it dynamic and has a strong commitment to sustainability and environmental conservation. Economist Intelligence Unit’s (EIU) Global Liveability Index 2023 lists it to be the fifth best place to live in the world.⁴ However, InterNations, the largest global community for people who live and work abroad, reported Vancouver is the third worst place to live in its annual Expat City Ranking concerning the quality of life, ease of settling in, and personal finance.⁵W e l c o m e t o Va n c o u v e r3 4L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n g⁴ Hardingham-Gill. "The world’s most liveable cities for 2023." 5 Masumy. "The Cities O ering the Best (& Worst) Life Abroad." Vancouver TimelineWhat is happening?Figure 8: Vancouver Timeline, Author, 2023.Vancouver has been facing a significant housing crisis characterized by soaring home prices, limited affordability, and a shortage of available housing for decades. Since 2019, the emergence of COVID-19 has aggravated the issue. British Columbia was the fourth infected province in Canada.⁶ In early 2020, the report of the first confirmed case was followed by a gradually increased number of cases. The provincial government responded with initial public health measures to control the spread. As cases continued to rise in spring, stricter measures were implemented. These included the closure of non-essential businesses, physical distancing guidelines, and limits on public gatherings. The focus was on flatten-ing the curve and preventing the healthcare system from being overwhelmed.Cases stabilized in the summer. There was a gradual easing of restrictions. This includ-ed the reopening of certain businesses and public spaces. From fall 2020 to winter 2021, the province faced subsequent waves of infections, particularly with the emergence of new variants. This led to reintroducing certain restric-tions and implementing new policies, such as mask mandates and travel advisories.Throughout 2021, the focus shifted towards vaccination efforts. Vaccine rollout plans were implemented, prioritizing healthcare workers, the elderly, and those with high-risk conditions initially and then gradually expanding to the wider population.From late 2021 to 2022, a significant portion of the population received vaccinations, and restrictions were further eased. However, the emergence of new variants like Omi-cron led to a temporary tightening of some measures.Beyond 2022, the situation continued to evolve with the pandemic, and policies were adjusted accordingly. The emphasis remained on vaccination, including booster doses and public health guidelines to manage the spread of the virus.Although there were waves of infections, the epidemic was under control due to timely policies. Since the public concern was tightly focused on public health, some overlooked areas were causing serious problems that were lasting to the present. W h a t i s h a p p e n i n g ?5 6L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n g⁶ City of Vancouver. Government Responses to COVID-19.Supply and Demand Curvesprice equilibriumpquantityqThe COVID-19 pandemic significantly impacted the housing market in Vancouver. A notable imbalance between supply and demand was observed during the peak of market activity in March 2021. Approximately 67,000 buyers were searching for homes, but only 24,000 listings were available, resulting in prospective buyers outnumbering sellers three-to-one. This imbalance was more pronounced in regions with high reloca-tion demand. For example, in the Fraser Valley, buyers outnumbered sellers by sev-en-to-one, causing prices to rise nearly 30%, double the increase in Greater Vancouver. The imbalance highlighted the need for a strategy to significantly increase housing supply.⁷Figure 9: The imbalance between buyers and sellers during Pandemic period. BCREA Economics. 2021. https://www.bcrea.bc.-ca/economics/way-out-of-balance-housing-supply-and-demand-during-the-pandemic/Figure 10: Conceptual graph of Supply and Demand Curves. Author. 2023To simplify the explanation, the economic Supply and Demand Curves graph is a good tool. It analyzes the market by showing how the quantity of a commodity that is avail-able (supply) and the quantity that consumers want to buy (demand) change with the price. By examining these curves, economists can predict how changes in the market, such as shifts in consumer preferences, technological advancements, or changes in production costs, affect prices and quantities. The intersection of the supply and demand curves is the equilibrium, which reflects the price at which the market clears while supply equals demand.⁸ If the supply is more than the demand, the price drops. Conversely, the price increases.Figure 11: Greater Vancouver Housing Market Overview: Data for September 2023. WOWA. 2023. https://wowa.ca/vancouver-housing-market.Figure 12: “Average Sold Price (blue) and Benchmark Price (orange)” in a rising trend. WOWA, annotated by Author. 2023. https://wowa.ca/vancouver-housing-market. Figure 13: “Total Transactions” in a downtrend. WOWA, annotated by Author. 2023. https://wowa.ca/vancou-ver-housing-market. W h a t i s h a p p e n i n g ?7 8L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n g⁷ Ogmundson. “Way Out of Balance: Housing Supply and Demand During the Pandemic.” ⁸ Fernando. “Law of Supply and Demand in Economics: How It Works.” Greater Vancouver Composite Benchmark Home PriceGreater Vancouver Residential New Listings01,0002014 2015 2016 2017 2018 2019 2020 2021 2022 202310-year average2,0003,0004,0005,0006,000Vancouver Population from 1980 to 20301980 20302023Figure 14: “Greater Vancouver Composite Benchmark Home Price” showing some pits during the pandemic period. WOWA, annotated by Author. 2023. https://wowa.ca/vancou-ver-housing-marketFigure 16: “Greater Vancouver Residential New Listings” showing a significant surplus in 2020. Author, Data from the Canadian Real Estate Association. 2023. Figure 15: “Vancouver Population from 1980 to 2030” showing a stable population growth. Generated by Author, Data from Macrotrends. 2023. https://www.macro-trends.net/cities/20404/vancouver/population.The graph indicates a rising benchmark price and the average sold price while the total number of transactions keeps decreasing. Fewer and fewer people were willing to purchase if the price became higher and higher. By applying supply and demand curves, the impact of COVID-19 on Vancouver's hous-ing market should be simply concluded. During the pandemic, the demand for housing in Vancouver increased significantly, partly due to low mortgage rates and a shift towards remote work. This increased demand shifted the demand curve to the right. However, the supply of housing did not keep pace. Fewer listings were available, and new constructions were largely influenced by the material shortage and supply-chain problems globally. This created a supply-demand imbalance, with demand outstripping supply, leading to a sharp increase in housing prices. However, the actual situation was more complicated than the theory. The “Greater Vancouver Composite Benchmark Home Price” diagram presents several waves, reflecting the interruptions of COVID on Vancouver’s housing market. It was caused by the uncertainty. People were not confident enough to predict when and how will the pandemic end. The economic influences of COVID-19 prevent people from consuming and cause prices to drop. However, the low-interest and work-from-home phenomenon revealed people’s interest in owning a residence. It is easier for the wealthy group to decide and increase the price. The benchmark price followed the waves of COVID-19, changing the tendency frequently and bothering people who need a place urgently. The gap between reality and the economic model emerges while looking at the change in Vancouver population and residential new listing statistic data. The constantly increasing population should present an increase in demand, but there are fewer trans-actions. The residential new listing surplus in 2020 should drop the benchmark price, but there is no influence. The housing crisis is a happening phenomenon. In order to comprehensively under-stand and solve the issue, a partial analysis from a certain perspective is not enough. Further analysis of historical references, local policies, and public recognition is required. W h a t i s h a p p e n i n g ?9 10L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gL o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gW h e r e h a d t h i s h a p p e n e d b e f o r e ?11 12The Soviet Union during World War IIFigure 17: The Banner of Victory on the Reichstag building in Berlin, 1945, Archive photo, Boris Egorov. https://www.rbth.com/history/336125-how-soviet-union-won-wwii.Where had this happened before?13 14W h e r e h a d t h i s h a p p e n e d b e f o r e ? L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gIntroductionThe Soviet Union had experienced a very similar situation and housing crisis due to World War II. It had a similar background to Vancouver in that the Soviet Union was in the post-war period while Vancouver was in the post-pandemic. The war and the pan-demic brought identical influences to the region, such that the Soviet Union experienced economic depression and recovery as long as the housing crisis was due to a housing shortage. BackgroundThe Soviet Union played a crucial role in World War II, enduring heavy losses but con-tributing significantly to the defeat of Nazi Germany. Initially, the USSR and Germany signed a non-aggression pact in 1939, but Germany violated this pact by invading the Soviet Union in 1941. This led to the brutal Eastern Front battles, with key Soviet victo-ries at Stalingrad and Kursk turning the tide of the war. The Soviet military eventually pushed westward, capturing Berlin in 1945. The war's immense human and material cost deeply affected the Soviet Union.⁹World War II had a profound impact on the Soviet Union's economy. The war caused immense destruction to Soviet infrastructure and industry, particularly in the western regions. Therefore, although the Soviet Union won the war, it was “the defeated victor.”¹⁰ The USSR focused on military production during the war period and spurred industrial-ization and technological advancement, contributing to significant post-war economic growth. The government promoted labour and resource allocation changes, influencing the Soviet economic structures for years to come. However, people’s ordinary lives were still impacted because the war ruined one of the fundamental needs of life: habita-tion.Fortunately, the communist government had the power to mobilize all Soviet citizens, and the governmental policy could be aggressive and effective. The Soviet Union bene-fited from the communalism ideology and proposed some iterations of communal hous-ing, leading the nation out of the housing crisis. How did housing crisis happed there?World War II had no real statistical measurement of human and material costs. A figure cannot simply reflect the suffering, deprivation, dislocation of people, and even destruc-tion of property. The war ruined more than physical matters but also numerous lives. The occupied Europe was drained of Germany’s ambition. Industries and agricultural sectors in countries like France, Belgium, the Netherlands, Denmark, and Norway were compelled to produce for German demands, leading to shortages for local populations.¹¹ The devastation to infrastructure in World War II greatly surpassed that of World War I. France, Belgium, and the Netherlands’ total damages were estimated to be three times their annual national income. All involved Western European countries experienced twenty to thirty percent of homes were either damaged or destroyed. The agricultural sector in all occupied countries was severely impacted due to the destruction of facilities and livestock, shortages of machinery and fertilizers, and a reduction in available labour. Transportation networks were severely disrupted, with railcars, locomotives, and barges either destroyed or confiscated and significant damage to bridges and crucial railway hubs¹²The loss was much heavier when it came to the East European countries. Poland expe-rienced the general loss of 30 percent of its buildings, along with 60 percent of its schools, scientific establishments, and public administration buildings. Additionally, more than thirty percent of its agricultural assets, mines, electrical power, and industrial facili-ties were hardly damaged. The destruction was more serious and extensive in the major war zones, the western parts of the Soviet Union.¹³ ⁹ Bilinski and Sailus. “Soviet Union in World War 2: Overview and History.”¹⁰ Harrison. The Economics of World War II: Six Great Powers in International Comparison. 268.¹¹ Royde-Smith. “Human and material cost.”¹² Ibid.¹³ Ibid.Figure 18: “People walking in the city, Stalingrad, USSR” in 1947. Robert Capa. 2010. Figure 19: “People walking amoungst the ruins of buildings destroyed in World War II, Stalingrad, USSR” in 1947. Robert Capa. 2010. Figure 20: “People surrounding a building destroyed during World War II, Stalingrad, USSR” in 1947. Robert Capa. 2010. W h e r e h a d t h i s h a p p e n e d b e f o r e ?15 16L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gOther than the destruction of World War II, another main reason for the housing pres-sure was the increasing population of post-war returning employees. Due to the mas-sive urbanization, rural residents overwhelmed the urban housing in the 1920s. It was caused by the premier, Joseph Stalin’s policies. He encouraged the Soviet people to enter the city and work for reconstruction but overlooked their fundamental needs. To fasten the post-war economic recovery, Stalin kept consuming capital, resources, and labour for “intense industrialization, land civilization, and war preparation,”¹⁴ which further aggravated the housing crisis. Stalin attempted to solve the problem by adapting his communal apartment, ‘Stalinka.’ The type of residential building blocks existed before the war, while there were no limits on construction materials and time costs. It followed Stalin’s Empire Style, which was ornamentalism and monumentalism to match its elite residents’ identity.¹⁵ Usually, it had 8 to 14 storeys with well-decorated facades, typically with red bricks and architectural patterns. The spatial experience was optimized due to its sufficient ceiling height and good construction quality.¹⁶ A pre-war Stalinka often had thick walls with high thermal performance to have comfortable living units, but the tradeoff was the heavy labour cost and long construction period.¹⁴ Varga-Harris. Stories of house and home: Soviet apartment life during the Khrushchev years. 2.¹⁵ Choate. "From "Stalinkas" to "Khrushchevkas": The Transition to Minimalism in Urban Residential Interiors in the Soviet Union from 1953 to 1964." 2. ¹⁶ Choate. 3. Figure 22: A Stalinka with red brick facade and ornemental elements. decorexpro. 2019. https://en-n.decorexpro.com/dizajn/kvartira/planirovka-stalinki/. Figure 21: “ Portrayed here is one of the many inconveniences of overcrowded, communal living: havingto share a bathroom with other tenants. Krokodil, 10 May 1958.” Christine Varga-Harris. 2015.Figure 23: “Apartment buildings on Gorkogo street, Moscow” in 1940. Ksenia Choate. 2010. ¹⁷ Choate. 42. W h a t d i d p e o p l e d o ?17 18The Soviet UnionL o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gFigure 24: A photo of the collective residential apartmetns in the Soviet Union, post-war Stalinka (left) and Khrushyovka (right). BNN Correspondents. 2023.https://bnnbreaking.com/world/russia/record-breaking-hou-sing-construction-in-russia-a-deep-dive-into-government-subsidized-mortgage-programs/.During and after the war, the public concerns shifted away from a solemnity and lofti-ness facade towards the function. Because of the extensive urban devastation caused by the war, there was an urgent need to prioritize quick and functional building construc-tion over architectural complexity. The priority was to provide housing rapidly for the numerous homeless people. This led to the use of more affordable construction materi-als, with less emphasis on the buildings’ external appearance. More programs were designed to be shared, but a shared living area, kitchen, bath, and toilet meant sacrific-ing the quality of life in the Stalinka.¹⁷ In the meanwhile, the construction time was still too long to be an effective solution. In 1957, Stalin’s successor, Nikita Khrushchev, prioritized residential construction and promoted an architectural design to move communal residents, “kommunalka,” into a separate apartment, “otdel’naia kvartira,” where each unit had its own programs in terms of living area, kitchen, and bathroom.¹⁸Khrushchev extracted the essence of this issue. The long construction time caused a housing shortage, so he proposed his residential block, Khrushchyovka. It refers to the standardized, low-cost housing, which was a typically five-story apartment building constructed with prefabricated concrete panels. The design aimed for simplicity and cost-effectiveness. The individual apartments were often around 30-60 square meters (320-645 square feet), which was comfortable when compared to the 15 square meters of room per family in a Stalinka.¹⁹ TThey were the appropriate size to fit a family with a compact living area, a small kitchen, one or two bedrooms, and a bathroom. The facility is not as perfect as the modern apartment, and there is a lack of central heating and a stable hot water supply. However, the private amenities were much better than those shared in a Stalinka, and the fast construction moved people from tents into solid living units.²⁰¹⁸ Varga-Harris. 2.¹⁹ Choate. 32. ²⁰ Abildskov. “Khrushchyovka.” 200. Figure 25: “Typical panel building of the Khrushchev era. Kazan, Russia.” Ksenia Choate. 2010. What did people do?19 20W h a t d i d p e o p l e d o ? L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gFigure 27: “ Construction process of a panel building (Plessein, 1959).” Ksenia Choate. 2010. Figure 28: Plan of a Khrushchyovka section, circled unit is identical to the circled unit in Figure 26. Ksenia Choate. 2010. Figure 29: “Floor plans and furniture layouts of one-, two-, and three-room Khrushchevkas”, circled unit is identical to the circled unit in Figure 25. Ksenia Choate. 2010. Figure 26: “Khrushchyovka, illustrates the different methods in which the Khrushchyovka were constructed.” P. Meuser. 2012. https://www.re-searchgate.net/figure/Khrushchyovka-illustrates-the-different-methods-in-which-the-Khrushchyovka-were_fig2_268746160W h a t d i d p e o p l e d o ?21 22L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gThe Soviet Union TimelineFigure 30: The Soviet Union Timeline, Author, 2023.W h a t d i d p e o p l e d o ?23 24L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n g²¹ Chotiner. Khrushchev's party reform: coalition building and institutional innovation. 6. ²² Chotiner. 215.The emergence of the Khrushchyovka symbolized the challenges faced by the Soviet Union in providing housing for a rapidly expanding urban population during the mid-20th century. While Khrushchyovkas played a crucial role in alleviating the housing crisis, they have been subject to criticism. Some argue that the focus on speed and cost led to sub-standard living conditions and a lack of aesthetic appeal. However, almost all critiques were made from a modern perspective, criticizing its architectural performance. Undoubt-edly, the practice of Khrushchyovka was a successful policy and effectively relieved the housing pressure.The success at the time had a few conditions. Khrushchev redefined the relationship between the communist party and the society, allowing soviet citizens to govern the soci-ety. It was a utopian proposal because it required the majority to accept and practise the Marxist-Leninist ideology,²¹ but the outcome would be significant in emphasizing a national belonging. To achieve this goal, Khrushchev mediated the relationship between the Com-munist Party of the Soviet Union and the social institutions by reorganizing the party with a hierarchy and commissioning a specific division, such as agriculture, industry, and con-struction. He focused on building a framework and encouraging the party hierarchies to aim production- and development-oriented activities²²Under Khrushchev’s governance, the Soviet Union centralized social-political-ideology with the community. The party was never the opponent of the citizens but one union towards a shared goal. In promoting Khrushchyovka, the public recognized that aesthetics and comfortability were not the priority in the development process. Associating with the post-war circumstances in the 1950s, when people experienced war and possibly the loss of home, Khrushchev’s promise of providing every family with an apartment unit was attractive and inspiring.In the small Khrushchyovka suite, the compact amenities and programs satisfied all funda-mental needs. The ceiling height was not ideal, but it was not lower than the standard. The prefabricated concrete panels allowed fast on-site installation. Although the quality was proposed with a 25-year life expectancy, some of them stood for over 60 years. The prefab panel abandoned thermal comfort for a lower cost and faster construction period. Howev-er, there were cozy ways to heat the small unit. By sharing the staircase and the small elevator common, people form a community through familiarity instead of a physical collec-tion but always in individual rooms. The familiarity among community members secured public safety and overwhelmed the poor noise-cancelling performance of a prefab panel as well. Respect and empathy were the keys to a harmonious community. There were no complaints from residents about the brutal exterior because they believed the content within the block, both physical and spiritual, made it magnificent. Figure 31: Series of Vignettes in Khrushchyovkas. Author, 2023.W h a t d i d p e o p l e d o ?25 26L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gFrom 1956 to 1965, the Soviet Union built over thirteen million apartments housing sixty-five million individuals. It was capable of 90 times Vancouver’s population or 25 times the Greater Vancouver population. It would have exceeded fourteen million square meters from Earth to the moon if the construction had been rearranged into a 1-meter-wide corridor.²³ The success of Khrushchyovka influenced the following residential designs to concern one apartment per family and limitations on moulding the socialist lifestyle.²⁴ The Khrushchyovka was embedded into the communal social context and kept triggering the public interest for over sixty years.Figure 32: “Type project for a P+4 block with one-room apartments (exterior and interior perspective drawings and apartments plans), designed by IPCT in 1965.” Vais, 2020.Figure 33: “A futuristic view of the museum” by Philip Rudenko, the HSE School of Cultural Studies designed a Khrushchyovka museum. Irina Glueschenko, 2017. https://www.hse.ru/en/news/society/207729353.html. Figure 34: “Standard Living Units,” The Apartment of Stubborn Cats. Sirui Chen. 2019. https://sirealdesign.com/The-Apartment-of-Stub-born-CatsFigure 35: “Stair Common Space,” The Apartment of Stubborn Cats. Sirui Chen. 2019. https://sirealdesign.com/The-Apartment-of-Stub-born-Cats²³ Varga-Harris. 2-3.²⁴ Vais. “Type Projects as Tools: Housing Type Design in Communist Romania.”L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gW h a t d i d p e o p l e d o ?27 28100% Rentalmin. 20% Moderate IncomeVancouverWhat did people do?In Vancouver, housing pressure has been a problem for a while, and it has tensed into a housing crisis in the recent decade. Since living is tightly connected to people’s lifestyles, the City of Vancouver has proposed many solutions to relieve stress. In the 2018 Housing Vancouver Strategy, the City of Vancouver has a comprehensive analysis of how the housing crisis occurred in Vancouver. It sharply points out that excessive speculation is the critical reason for the unhealthy housing market. Vancouver housing is alienated to be a commodity for investment instead of a home for people who live and contribute to the city.²⁵ It causes an irreconcilable conflict between generations, between owners and renters, and between the lowest and highest-income residents. Introducing new housing and making it affordable will be the keys to breaking the barrier. The city proposed multiple aspects to address this issue correctly²⁶- Prioritize diverse and affordable housing for those who need the most.- Tackle speculation and narrow the gap between the wealthy and the impoverished.- Secure and promote diversity to have a comprehensive solution.- Strengthen partnerships with non-profit, cooperative, and Indigenous housing organi-zations to promote affordable housing delivery.- Support and protect vulnerable groups including renters and the homeless.- Harmonize city procedures to be flexible in achieving the housing objective.Actions and EffectivenessThe Moderate Income Rental Housing Pilot ProgramThe Moderate Income Rental Housing Pilot Program (MIRHPP) was a strategic initiative to increase the housing supply in 2017. This program looked for developer partners to construct fully rental housing, with a minimum of 20% reserved area for a moderate income group with $30,000 to $80,000 annual income.²⁷ To encourage developer partic-ipation, the program provides various incentives such as a collective rezoning applica-tion review, increased height and density allowances, waivers for Development Cost Levies, and relaxed parking requirements.²⁸ The policy coordination promoted and encouraged developers to support the housing objectives. All twenty of the proposals were in progress, and several projects had already been in the rezoning stage in 2019. As a result, the MIRHPP would effectively provide the long-term affordable housing supply and contribute to relieving housing pressure once they are completed.The program also inspired some potential solutions coincidently. The ineligible propos-als may also highlight key areas of interest for future exploration. For example, a devel-oper proposed the alternative workforce housing,²⁹ which is not valid in the MIRHPP but fits the housing objective of preserving diversity.Figure 36: Coverpage of “HOUSING VANCOUVER STRATEGY,” City of Vancouver. 2018. ²⁵ Housing Vancouver Strategy. 5.²⁶ Housing Vancouver Strategy. 9-10.Figure 37: Diagram of the MIRHPP Project. Author. 2023. ²⁷ “Memorandum.” 1. ²⁸ “Moderate Income Rental Housing Pilot Program (MIRHPP): Frequently Asked Questions.” 3. ²⁹ “Memorandum.” 2. W h a t d i d p e o p l e d o ?29 30L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gTemporary modular housingThe Temporary Modular Housing (TMH) program represented an active approach to address the immediate needs of homeless individuals. This program focused on the quick construction of housing units, offering a faster solution than traditional permanent buildings but only with three to five years of life expectancy.³⁰ Regardless of providing essential shelters, TMH units came with various supportive services designed to improve the residents’ quality of life. These services include life skills training, access to health and social services, secured food, and community engagement opportunities.A significant aspect of the TMH program is its impact on residents' well-being. According to a survey conducted by BC Housing, a notable 80% of TMH residents reported an improvement in their overall well-being, underscoring the program's positive influence. Furthermore, an impressive 94% of individuals remained stably housed six months after moving into these temporary units, demonstrating the program's effectiveness in provid-ing a bridge to more stable living situations.³¹ While the TMH program offers immediate housing solutions, its broader goal is to serve as a temporary measure. The ultimate objective is to transition residents into more permanent social housing options as they become available. Up to 2020, the govern-ment had funded 663 units in twelve locations. Temporary housing controlled the budget to be an average cost of $110,000 per unit.³² This program resultfully transfered the issue of homelessness into a more sustainable and long-term manner, allowing more time and patience to deal with it. ³⁰ “2303 – 2355 Vanness Avenue fact sheet.” ³¹ Temporary modular housing. ³² Ibid. Figure 40: Map of TMH Sites, Author, 2023.Figure 39: “Temporary modular housing sites.” City of Vancouver, 2020. https://vancouver.ca/people-programs/tempo-rary-modular-housing.aspxFigure 38: Naomi Place, a temporary modular housing at 3598 Copley St. City of Vancouver. 2019. W h a t d i d p e o p l e d o ?31 32L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gFigure 41: Overview of the positive trend. Purpose of the Empty Homes Tax City of Vancouver, 2023. https://vancouver.-ca/home-property-development/why-an-empty-homes-tax.aspxEmpty Home TaxThe Empty Homes Tax, also known as the Vacancy Tax, is a critical initiative to address the housing crisis caused by alienation. This tax was introduced in 2017 and was designed to encourage the use or rental of vacant residential properties, thereby increasing the available housing supply. In 2023, if the owner cannot prove the property is occupied for at least half of the year or miss the declaration due February 2, 2024, a tax of 3% of the property’s 2023 assessed taxable value will be charged. Revenue generated from this tax will be used to fund affordable housing initiatives in Vancouver.³³³³ Empty Homes Tax.The Empty Home Tax is surprisingly effective in returning vacant properties to the hous-ing market and damping the soaring home prices. More than half of the vacant proper-ties in 2021 were occupied in 2022, while it generated $142 million of revenues funding the budget to support affordable housing.³⁴ Tsur Somerville, an economics professor at the University of British Columbia, and his colleague Jake Wetzel estimated the Empty Home Tax returned 20,000 housing to the long-term rental market in BC.³⁵Some home prices increased 40% from 2015 to 2016, while the BC Liberal government of the time believed the unsatisfied demand for properties caused it. Therefore, actions, such as foreign buyer tax and new property taxes that applied to homes worth over $3 million, were proposed. None of them were as effective as the Empty Home Tax. The government mistakenly contributed to the problem of wealthy foreign buyers, but the real estate speculation in Canada was mostly spurred by people who live within the country.³⁶The essential reason for its success is that it aims to redistribute and equity wealth. The Empty Home Tax targeted owners who owned multiple properties and made them available to people who required affordable housing the most. ³⁴ Purpose of the Empty Homes Tax. ³⁵ Denis. “The Data Shows Taxing Empty Homes Works.” ³⁶ Denis. W h a t d i d p e o p l e d o ?33 34L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gFigure 42: “Percentage of renter households living in unaffordable and crisis rental conditions,” Vancouver Sun. Nathan Griffiths. 2023. https://vancouversun.com/news/local-news/exclusive-bc-rent-al-crisis-puts-100000-households-at-risk-homeless/wcm/1de8b9d9-101e-416b-b772-65ad750fbd7a/amp/Figure 43: “NDP’s new regulations and taxes... helpe to cool Vancouver prices,” Vancouver Sun. Douglas Todd. 2023. https://vancouversun.com/opinion/columnists/doug-las-todd-the-wild-west-in-b-c-housing-is-mostly-over-but-the-devastation-goes-onFigure 44: “Incomes Have Not Kept Pace with Housing Costs,” Housing Vancouver Strategy presentation. City of Vancouver. 2017. https://vancouver.ca/files/cov/housing-vancouver-strate-gy-november-28-council-presentation-nov-29-2017.pdf.Are they really effective?Since 2018, five years have passed in the practice of the Housing Vancouver Strategy. The City of Vancouver proposed several shorter plans, like the Three-year action plan with over 120 initiatives.³⁷ If the actions, or most of the actions, help relieve the housing pressure, some facts should be observable. ³⁷ Housing Vancouver strategy: Three-year action plan.W h a t d i d p e o p l e d o ?35 36L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gFigure 45: A photo of Vancouver’s Downtown Eastside, CBC. Justin McElroy. 2023. https://www.cbc.-ca/amp/1.6803218Figure 46: A photo of Vancouver’s Eburne Park. Author. 2023. British Columbia faces severe challenges in its rental market, ranking highest in terms of rental crisis severity and second in unaffordable rental conditions. In 2021, over 16% of families spent more than half of their gross income on rent, indicating a persistent rental market crisis.In Vancouver, while median household incomes see little to no significant change, the benchmark housing prices experienced a steep increase. There has been a noticeable decline in this trend since 2018, likely influenced by the implementation of the Housing Vancouver Strategy. However, the situation remains critical, with 2020 figures nearly double those from a decade earlier.The gap between the benchmark housing price and median income in 2020 mirrors the disparity seen in 2016 before the Housing Vancouver Strategy’s initiatives were intro-duced.Additionally, the city’s homelessness issues worsen, with an increasing number of parks becoming makeshift homes for those without shelter.The 2022 Housing Needs Report by the City of Vancouver highlights the housing crisis’s impact on marginalized groups, including Indigenous and Black communities, seniors, lone-parent households, and the 2S/LGBTQIA+ community.³⁸ As a result, the city returns to aim at emphasizing the housing shortage.Statistical analysis estimated that approximately 86,000 affordable housing units are necessary to meet the current demand. ³⁹ Looking ahead, it’s projected that an addition-al 30,000 units will be required within five years, with the possibility of needing 50,000 more units in the following decade.⁴⁰³⁸ Housing Needs Report. 8.³⁹ Ibid., 55. ⁴⁰ Ibid., 59.L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gW h a t e l s e c o u l d w e d o ?37 38Map 3: City building blocks* for clarity some elements are not shown on map. Please see Part 5 for additional details.E HASTINGS ST49TH AVE41ST AVESE MARINE DRBOUNDARY RDKINGSWAYBROADWAYNatural system of existing, enhanced, and expanded habitat areas, corridors, and blue/green networks that enhance ecosystem function and biodiversity.EcologyTransportation system o ers critical connections for driving, walking, biking, and transit between neighbourhoods and to city and regional destinations. TransportationSystems + Networks*Integrated utility services protect public health and the environment while improving resilience and sustainability.Water InfrastructureMetro Core/Broadway + MTCRapid Transit AreaNeighbourhood CentreVillageMultiplex AreaIndustrial/EmploymentNeighbourhood TypesVillage/Neighbourhood Centre overlap with Rapid Transit AreaFirst Nations ReservesMajor Projects sites in progressExisting Rapid Transit StationMajor Transit Network West Coast ExpressTransportationYVR AIRPORTUBCSTANLEY PARKLONSDALE QUAYBRENTWOODMETROTOWNParks and open spaceGreenspace in other jurisdictionsEcological corridor/Ecologically sensitive zonesWaterbodyEcologyVA N CO U V E R P L A N | 5 1Part 4 Land Use StrategyMap 4: Land Use StrategyE HASTINGS ST49TH AVE41ST AVESE MARINE DRBOUNDARY RDKINGSWAYBROADWAYFirst Nations ReservesHigh Streets and Commercial HubsIndustrial/EmploymentBusiness DistrictsDowntown Heritage DistrictsDowntown EastsideMajor Projects Sites in ProgressHigh Level Land UseMetro Core/Broadway + MTCRapid Transit AreaNeighbourhood CentreVillageMultiplex AreaVillage/Neighbourhood Centre overlap with Rapid Transit AreaNeighbourhood TypesParks and open space and greenspace in other jurisdictionsWaterbodyEcologyNeighbourhood TypesMetro Core/Broadway: Principal centre of business, employment, cultural, and entertainment activity for the city and region. See Direction L1.3 for more details.Municipal Town Centre (MTC): Second only in regional importance to the Metro Core/Broadway area, Oakridge MTC has excellent access to rapid transit and will support a dense mix of housing, jobs, and amenities. See Direction L1.4 for more details. Rapid Transit Area: Existing and future rapid transit areas will grow to accommodate more employment uses and a wide range of housing options, including rental and social housing. See Direction L1.5 for more details. Neighbourhood Centre: Oriented around existing local shopping streets, these neighbourhoods will accommodate more housing choice in the future. See Direction L1.6 for more details. Village: These areas will add shops and services to primarily residential neighbourhoods and add Missing Middle housing nearby. See Direction L1.7 for more details. Multiplex Area: Multiplexes will be enabled in all neighbourhoods across the city. See Direction L1.8 for more details. Village/Neighbourhood Centre overlap with Rapid Transit Area: Where a Village or Neighbourhood Centre overlaps with a Rapid Transit Area, neighbourhood type will be determined based on transit investment timing, station location, and more detailed area planning.Existing Rapid Transit StationExisting Rapid TransitMajor Transit Network Transit NetworkYVR AIRPORTUBCSTANLEY PARKLONSDALE QUAYBRENTWOODMETROTOWN†This Land Use map conceptually illustrates Vancouver’s future land use. It does not enable development applications or enquiries.††Area boundaries are illustrative and will be re ned through more detailed future planning work. The Plan re ects the same rapid transit corridors identi ed in TransLink’s Transport 2050 plan; corridor alignments will be re ned with future transit planning and, if needed, neighbourhood/corridor land use planning boundaries will be adjusted accordingly.‡Full build out of the land use strategy is not expected by 2050VA N CO U V E R P L A N | 5 5Part 4 Land Use StrategyConnection to existingpoliciesThe Housing Vancouver Strategy (2017) is a 10-year Council-approved comprehensive housing strategy that includes key policies and actions, along with 10-year housing targets. The Vancouver Plan plays an important role advancing the implementation of this strategy through city-wide land use policies and planning. Map 6: Housing opportunities through the Vancouver PlanProtect + Renew Existing A ordable HousingAreas to Expand Diverse Housing OptionsAreas to Enable Missing Middle HousingE HASTINGS ST49TH AVE41ST AVESE MARINE DRBOUNDARY RDKINGSWAYFirst Nations ReservesIndustrial/EmploymentParks and open spaceGreenspace in other jurisdictionsCity boundaryProtect and renew existing a ordable housingAreas with high densities of existing renter households: Protect and renew existing a ordable housing by promoting reinvestment and intensi cation of rental and social housing that needs renewal, minimizing displacement, and ensuring residents are able to remain in their neighbourhoods when planning for growth. Create new housing opportunities for very low and moderate-income households across the city through:Areas to expand diverse housing options: Expand housing options with an emphasis on new purpose-built rental, social and supportive housing o main streets and near transit, amenities, and services. Areas to enable Missing Middle housing: Intensify areas with ground-oriented Missing Middle housing and purpose-built rental housing, including townhomes, multiplexes, and other low-rise forms.*High Streets + Commercial Hubs were identi ed in a consultant study as areas with existing retail-commercial space. Through the Vancouver Plan, the city will seek opportunities to expand these areas over the long term. Existing Rapid Transit StationMajor Transit NetworkHigh Streets + Commercial Hubs*An equitable housing system incorporates values of inclusion and diversity. It ensures secure and safe housing and mitigates displacement while recognizing the need for growth, meets the needs of, and creates a sense of belonging for newcomers and existing residents.BROADWAYYVR AIRPORTUBCSTANLEY PARKLONSDALE QUAYBRENTWOODMETROTOWNVA N CO U V E R P L A N | 8 1Part 5 1. HousingMap 7: Future opportunities to intensify, expand and enhance employment areas in the cityAreas for Intensi cationIntensify employment, industrial, and commercial activity in these areas:Business Districts: These areas are important locations for future job growth in o ce-based sectors such as technology, as well as employment in tourism, entertainment, retail, and service.Industrial/Employment: Vancouver’s limited industrial areas are primarily intended for production, distribution, and repair activities with opportunities for o ce-based employment on upper oors in areas well served by transit. Residential uses are not permitted on these lands. Campus Institutional: Campus institutions in the health care and education sectors are concentrated in large hospital and college campuses and dispersed smaller facilities. Residential uses are not permitted on these lands, except for dormitory style rooms owned and operated by the campus institution.* High Streets + Commercial Hubs were identi ed in a consultant study as areas with existing retail-commercial space. Through the Vancouver Plan, the city will seek opportunities to expand these areas over the long term. Areas for Expansion and EnhancementExpand and enhance employment, light industrial, and commercial activity in these areas:High Streets + Commercial Hubs: Mainly mixed-use with street-level shops and residential or o ce above. Many of these areas serve important social, cultural, and economic functions and will be expanded and enhanced in the future. Planning for these areas often requires balancing the need for goods movement with need for walking, biking, transit service, and public space.Neighbourhood Employment: Neighbourhood Employment areas are mainly home to retail, personal service, and related sectors that serve customers on-site. When businesses locate in residential neighbourhoods, they generally need ground oor space, preferably on corners. Home-based businesses are also found in these areas.Special Study AreasMarine Drive and Knight Street: These arterials border the South Vancouver Industrial Area and are strategically located to take advantage of road, airport, transit, water, and rail access, providing close connections to customers, suppliers, and employees. Future work will explore modernizing and expanding industrial uses (e.g., up Knight Street) in these areas, and determining an appropriate mix of uses for their surrounding areas. Truck Routes and Rail Corridors: Manage and improve goods movement and rail tra c in cooperation with regional and gateway partners. Seek protection for rail corridors and work with the Port of Vancouver, rail operators and other partners to advance grade separation, assess long-term passenger rail and freight rail infrastructure needs, and explore railyard recon guration to improve the e ciency, capacity, and reliability for freight movements, while also mitigating impacts on the community.E HASTINGS ST49TH AVE41ST AVESE MARINE DRBOUNDARY RDKINGSWAYBROADWAYYVR AIRPORTUBCSTANLEY PARKLONSDALE QUAYBRENTWOODMETROTOWNBusiness District - Central CityBusiness District - SecondaryIndustrial/EmploymentCampus InstitutionalAreas to prioritize intensi cationHigh Streets + Commercial Hubs*Neighbourhood EmploymentAreas to prioritize expansion and enhancement First Nations ReservesParks and open spaceSchoolsGreenspace in other jurisdictionsCity boundaryMarine Drive and Knight Street Study AreaTruck RoutesRail CorridorsSpecial study areasMajor Projects sites in progressCentral Waterfront DistrictMajor Entertainment/Stadiums/Convention CentresAgricultural Land ReserveOther employment areasVA N CO U V E R P L A N | 93Part 5 2. EconomyMap 8: Long-term ecological visionThe key elements of Vancouver’s ecological vision are:Existing Parks: Open space for active and passive recreation with some level of habitat, particularly for insects, birds, pollinators, and small mammals. Biodiversity Hotspots: Natural areas in parks and public or private lands that support a diverse, noteworthy, and native community of animal and plant species. Existing Streams: Natural streams and creeks formed thousands of years ago, which are still maintained today, and function as natural stormwater drainage out ows, wildlife habitat, and sh spawning grounds. Watersheds: Distinct hydrologically de ned geographic areas where all waterways (such as creeks and streams) and overland owing rainwater drain to a common receiving water body. Potential Ecological Corridors: : Linear, naturally managed areas that serve as passages between key natural features and follow natural drainage patterns. These networks enable movement of water, wildlife, and dispersal of plants, and aid seasonal migration, reproduction, and feeding.Potential Ecologically Sensitive Zones: Public or private lands that act as a bu er for natural areas. Development policies will limit impacts to adjacent and surrounding natural areas. Blue Green Network: Park-like streets that manage water and provide ecosystem services. Restoring Vancouver’s ecosystem will require multiple tools to re-establish nature throughout the city, improving the environment around us, increasing our resilience to climate change, supporting the restoration of Indigenous cultural practices, and providing more equitable access to nature for everyone. Existing parks and open space and greenspace in other jurisdictionsExisting biodiversity hotspots, sensitive ecological inventory and naturally managed areaAgricultural Land ReserveExisting streamsWatersheds - Overland ow receiving bodyExisting conditionFraser River Special Study AreaSpecial study area First Nations ReservesCity boundaryYVR AIRPORTE HASTINGS ST49TH AVE41ST AVEBROADWAYSE MARINE DRBRENTWOODMETROTOWNUBCSTANLEY PARKLONSDALE QUAYBOUNDARY RDKINGSWAYEnglish Bay/False Creek WatershedBurrard Inlet WatershedFraser River WatershedStill Creek WatershedPotential ecological corridorsPotential ecologically sensitive zonesPotential restored waterwaysPotential blue green networkEcological VisionVA N CO U V E R P L A N | 1 0 5Part 5 4. EcologyMap 12: Areas where certain policies support arts, culture and heritageArea of high concentration of arts and cultural spaces and heritage resources: Continue to support a high concentration of arts, cultural production and performance spaces, and heritage assets. Identify arts and cultural districts and/or heritage districts and cultural landscapes, with tools for their protection. High Streets and Commercial Hubs: Support diverse, a ordable, accessible non-pro t arts and cultural spaces. Support adaptive reuse of under used and heritage buildings, where possible.Rapid Transit Areas, Neighbourhood Centres and Villages: Foster public spaces that are culturally vibrant, promote social connection, and cultural expression. Support adaptive reuse of underused and heritage buildings, where possible. Industrial Areas: Support a ordable non-pro t arts, culture, and music production spaces and reduce regulatory barriers. Support adaptive reuse of underused or heritage buildings, where possible.*Ethno-cultural Community Areas: Explore protection of cultural heritage assets, heritage values, services, and/or businesses for or from ethnic communities. Multiplex Area: Increase opportunities for cultural production and programming in community centres, schools, libraries, and/or outdoor areas. Explore options for arts and cultural production as home-based business. Marine Drive and Knight Street Study Area: Explore arts and cultural production as part of study. *areas identi ed on this map only represent Council recognized areas to date, and do not re ect all potential areas .E HASTINGS ST49TH AVE41ST AVEBROADWAYSE MARINE DRBOUNDARY RDKINGSWAYPrioritize, support and make visible Musqueam, Squamish, and Tsleil-Waututh cultural spaces, places, and areas of cultural signi cance city-wide, as guided by the Nations. First Nations ReservesParks and open spaceGreenspace in surrounding jurisdictionsCity boundaryHogan’s AlleyLittle SaigonChinatown( )Chinatown (温哥华唐人街 Paueru-gai (パウエル街)/Powell Street Punjabi Market ( ੀਬਾਜੰਪ ਮਾਰਕਿਟ, پنجابی مارکڻ)Paueru-gai( )/Powell StreetChinatown (温哥华唐人街) Paueru-gai (パウエル街)/Powell Street Punjabi Market ( ੀਬਾਜੰਪ ਮਾਰਕਿਟ, پنجابی مارکڻ)Punjabi Market( )Chinatown (温哥华唐人街) Paueru-gai (パウエル街)/Powell Street Punjabi Market ( ੀਬਾਜਪੰ ਮਾਰਕਿਟ, پنجابی مارکڻ)Little Italy1 High Streets and Commercial Hubs were identi ed in a consultant study as areas with existing retail-commercial space. Through the Vancouver Plan, the city will seek opportunities to expand these areas over the long term. Ethno-cultural Community AreasMultiplex AreaMari ne Drive and Knight Street Study AreaArea of high concentration of arts and cultural spaces and heritage assetsHigh Streets and Commercial Hubs 1Rapid Transit Areas, Neighbourhood Centres and VillagesIndustrial AreasYVR AIRPORTUBCSTANLEY PARKLONSDALE QUAYBRENTWOODMETROTOWNVA N CO U V E R P L A N | 1 27Part 5 8. Arts, Culture & HeritageYVR AIRPORTE HASTINGS ST49TH AVE41ST AVEBROADWAYSE MARINE DRUBCSTANLEY PARKBOUNDARY RDKINGSWAYDUNBAR ST2km 1km 0Opportunity AreasEquity + Resilience Areas in Moderate Need of ResourcesAreas in High Need of ResourcesExisting Rapid TransitTransportationExisting Rapid Transit StationExisting Bus Rapid TransitEstablished Major GreenwayPlanned Major GreenwayMajor New Rapid Transit 3Map 15: Technical composite mapThe purpose of the technical composite map is to provide a consolidated reference map that brings together key elements from the land use strategy, the equity and resilience map, the economy map, the ecological vision map, and the transportation/existing bus rapid transit map.This technical composite does not bring forward any new or revised information but rather compiles information contained within various Vancouver Plan maps for ease of reference.Notes1Where Neighbourhood Centres or Villages overlap with Potential Rapid Transit Areas, neighbourhood type will be determined based on transit investment timing and more detailed area planning. 2Multiplex Areas - the Multiplex areas here are shown conceptually. Where existing policy supports higher density, that policy will be in e ect. The opportunity to introduce multiplexes in various areas of the city is currently being evaluated against a number of factors. The intent long-term is to enable lower density, ground-oriented missing middle housing across broad areas of the city.3 Major New Rapid Transit - future transit alignments are draft and subject to change pending future more detailed planning and nancing.4 Ecological Corridors/Sensitive Zones - these are high level directions based on preliminary analysis. More detailed environmental planning is required to determine speci c alignments.Disclaimer†The Technical Composite Map is a vision of what Vancouver’s future could look like. It does not enable development applications or enquiries.FloodplainPotential Blue Green NetworkExisting Parks and Open SpacesWaterbodyEcology LayerPotential Ecological Corridors/Sensitive Zones 4Greenspace in other jurisdictionsMetro Core/BroadwayExisting Rapid Transit AreaNeighbourhood CentreVillageNeighbourhood TypesMultiplex Area 2Municipal Town CentrePotential Rapid Transit Area 1Downtown EastsideMajor Projects Sites in ProgressIndustrial/ EmploymentHigh Streets and Commercial HubsBusiness District - SecondaryDowntown Heritage DistrictsFirst Nations ReservesHigh Level Land UseBusiness District - Central CityCampus InstitutionalMajor Entertainment/Stadiums/Convention CentresCentral Waterfront DistrictAgricultural Land ReserveVA N CO U V E R P L A N | 1 6 1Part 1 Introduction and OverviewWhat else could we do?A goal for VancouverTo effectively address the housing crisis in Vancouver, it's essential first to envision what Vancouver would look like without this challenge. Understanding the potential of a city free from housing issues is a crucial step in identifying and implementing effective solutions.The Vancouver Plan is a visionary long-range plan setting up a goal for the year 2050 and beyond. It establishes a unified vision for future land use, with supportive policies that will help Vancouver become a more livable, affordable, and sustainable city with a strong economy where people and nature thrive. A city that is inclusive, diverse and works for everyone.The city has a number of other guiding strategies and frameworks that support the Vancouver Plan. The plan complements initiatives including affordable housing, trans-portation, climate change, healthy communities, Reconciliation, equity, and resilience with a land use strategy that advances their goals and objectives ‘on the ground’.⁴¹Figure 47: “Technical composite map,” The Vancouver Plan. City of Vancouver. 2023. Figure 48: “City building blocks,” The Vancouver Plan. City of Vancou-ver. 2023. Figure 49: “Land Use Strategy,” The Vancouver Plan. City of Vancouver. 2023. Figure 50: “Housing opportunities through the Vancouver Plan,” The Vancouver Plan. City of Vancouver. 2023. Figure 51: “Future opportunities to intensify, expand and enhance employ-ment areas in the city,” The Vancouver Plan. City of Vancouver. 2023. Figure 52: “Long-term ecological vision,” The Vancouver Plan. City of Vancouver. 2023. Figure 53: “Areas where certain policies support arts, culture and heritage,” The Vancouver Plan. City of Vancouver. 2023. ⁴¹ The Vancouver Plan. 27. W h a t e l s e c o u l d w e d o ?39 40L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gDoes Khrushchyovka apply?While Khrushchyovka seems to offer a solution to Vancouver’s need for denser resi-dences, it cannot be directly adopted to resolve the city’s housing crisis. The context of Vancouver’s housing challenges differs significantly from those experienced in the Soviet Union. In the Soviet Union, the housing crisis was primarily due to a rapid influx of urban population, driven by citizens responding to the party’s call for work, recon-struction, and development rather than housing market dynamics. Vancouver faces a similar shortage in housing but for different reasons. A lack of affordable housing accompanies the city’s growth, fundamentally caused by the commodification of hous-ing. Speculative practices have distorted land values and exacerbated wealth dispari-ties. Simply increasing the housing supply may not be sufficient, as it does not address the underlying issue of commodification in the housing market.Nevertheless, two key benefits of Khrushchyovka are highly relevant to Vancouver's current needs: rapid construction and the creation of dense residential spaces. This model holds the potential to quickly provide over 100,000 affordable residential units, offer temporary housing for the homeless, and give the city more time and resources to address broader housing market issues.However, before considering the implementation of a Khrushchyovka-like solution in Vancouver, certain shortcomings of this approach need to be addressed and adapted to fit the city's unique context and requirements.Figure 54: “Khrushchyovka disadvantages.” Vitaly Mikhaylyuk. 2017. https://www.rbth.com/longreads/khrushchyovki/Figure 55: From Khrushchyovka to Smartovka. Author. 2023.The SmartEnCity project serves as a valuable reference aimed at retrofitting housing stocks by combining refurbishment with new technologies. In this renovation, important factors include community lifestyles, public facilities, and transportation, all crucial to a sustainable modern project.⁴² This approach aims to create a positive feedback loop where social innovation enhances society’s ability to learn, increase knowledge, and effectively address social issues. Mere improvements in physical conditions and energy efficiency fall short compared to a more comprehensive, area-based regeneration strategy.⁴³ SmartEnCity also emphasizes the need to evaluate feedback from users and environmental parameters, particularly in interdisciplinary efforts.⁴⁴ Flexibility and adap-tation are key to extending its life expectancy.⁴² Ahas, Mooses, Kamenjuk, and Tamm. “Retrofiting Soviet-Era Apartment Buildings with ‘Smart City’ Features: The H2020 SmartEnCity Project in Tartu, Estonia.” 360. ⁴³ Ahas, Mooses, Kamenjuk, and Tamm. 357. ⁴⁴ Ibid., 360.W h a t e l s e c o u l d w e d o ?41 42L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gRenovation and adaptation of Khrushchyovkas have improved poor living conditions and integrated these buildings into a modern context. Their short construction time and high-density residential units align with the City of Vancouver's housing objectives by alleviating the housing shortage. However, these buildings did not cause the housing crisis. To fundamentally address the issue, it is crucial to shift the ideology of treating housing as a commodity for profit-making.Housing alienation is deeply rooted in society. Government actions, such as restrictions and tax policies, are likely to increase tension rather than alleviate it. Therefore, guiding public thought toward a different perspective is essential for changing this ideology. For example, the government could partner with developers to utilize city-owned land more efficiently, implementing better policies and shorter review periods. Given the limited land resources, the city could also encourage investment in surrounding facilities, such as retail stores and restaurants. This approach would fix the profits from development and promote local economic growth, rather than relying on the appreciation of over-priced housing.From an architectural standpoint, there is another method to transform housing alien-ation: the Mikrorayon concept. This involves creating a community within a micro-dis-trict, offering a unique approach to urban development.Figure 56: “Aerial view of Väike-Õismäe, Tallinn, Estonia.” Mait Metsur. 2012. https://commons.m.wikimedia.org/wiki/File:Õhu-vaade_Väike-Õismäe_asumile.png#mw-jump-to-licenseFigure 57: “Circular Block — Reinventing the Mikrorayon.” ArchDaily. 2021. https://ww-w.archdaily.com/973661/vision-competition-circular-block-reinventing-the-mikrorayonFigure 58: “Xiaoqu Plan.” Kevin Zhou. 2018. https://m.huaban.com/pins/1544955571/The Soviet Union proposed the urban design concept of a Mikrorayon, which typically spanning from 10 to 60 hectares. These neighborhoods integrate residential buildings with essential public services, strategically arranged to reduce road construction and maintenance. Public transportation is a key focus, with significant roads avoiding cutting through these areas. Residents have convenient access to a range of facilities, includ-ing schools and shops, all within a 500-meter distance from their homes, fostering efficient use of space and community-oriented living.The concept is largely referenced in other socialist countries, such as China. Xiaoqu, which has the same meaning as Mikrorayon, is the primary residential model there. The design forms multiple smaller communities within the city. The scale encourages habi-tants to think as a part of the community and explore their lifestyles in the communal housing. L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gW h a t e l s e c o u l d w e d o ?43 44GARAGECOVEREDDECKCOVEREDDECK1 / 1001101 SQ. FT8’-0” CEILING HEIGHT1 / 1001304 SQ. FT8’-0” CEILING HEIGHTBEDROOMBEDROOMBEDROOMBATHROOMBATHROOMBATHROOMBEDROOMBEDROOMBEDROOMENTRYFOYERKITCHENKITCHENLIVINGROOMDININGAREAEATINGAREALIVINGROOMSTORAGEROOMLAUNDRYROOMFigure 59: “Vancouver Special,1965-1985” Vancouver Heritage Foundation. 2024. https://www.vancouverheritagefoundation.org/-house-styles/vancouver-special/Figure 60: “Street View of a Vancouver Special.” Captured from Google Map, Author. 2024.Figure 61: “Laneway View of a Vancouver Special.” Captured from Google Map, Author. 2024. Figure 62: “A Typical Lower Floor Plan of a Vancouver Special.” Author. 2024.Figure 63: “A Typical Upper Floor Plan of a Vancouver Special.” Author. 2024.An Interesting Housing Model in Vancouver in the 1960sThe Vancouver Special is a unique and iconic type of single-family house characterized by its straightforward and utilitarian design. The primary purpose is to maximize living space and adapt to the needs, especially for the city’s increasing immigrant popula-tion.⁴⁵ Vancouver Specials are typically two-storied, with a box-like structure. The standardized plan allowed the city to process its permits within two weeks and even shorter if there were already some Vancouver Specials exits within this community. On top of that, the cost-effective materials and the ability to be converted into a secondary suite made this layout popular for 20 years until they were almost everywhere and critiqued about the boring exterior. ⁴⁵ “Vancouver Special,1965-1985” Vancouver Heritage Foundation. 2024. https://www.vancouverheritagefoundation.org/-house-styles/vancouver-special/A New ModelThe housing crisis in Vancouver has been an issue evolved over several years. It is characterized by high housing prices, low a ordability, and a scarcity of rental properties. The result leads to various social and economic consequences, including di culties for young people to enter the housing market, challenges for employers in attracting and retaining workers, and increased homelessness.City of Vancouver attempts to solve the problem by increasing the supply for housing through various methods, in terms of implementing taxes to reduce speculative investments and make revenue to support the solution, changing zoning laws to allow for more density for single-family lots, promoting a ordable housing projects, and streamlining approval processes for those projects. Housing crisis in Vancouver still exists. Althrough Empty Homes Tax and the Foreign Buyers Tax successfully make revenues and decrease unnecessary demand, densify process gradually happends on single-family lots, and more and more a ordable projects are initiated by the collaboration between government and developers, we still need more time for strategies to be accomplished. We need a housing model which can be replicated in a shorter period to satisfy the needs from the residents. It will be contrary to the traditional housing which is build as a commodity and wait for the customer; a new model with potential to be customized for the resident, not only within the suite, but also provide options for the communal space.ProblemSolutionFactPatchTo Conclude What We NeedFigure 64: “Project Timeline on Single-family Lots.” Author. 2024.Figure 65: “Cost Schedule for Apartment Projects.” Author. 2024.Figure 66: “What is Possible Between Vancouver Special and Khrushchyovka?” Author. 2024.L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l45 46Ideal SettingsBefore proposing a possibility to address Vancouver's housing crisis, the agreement is no one's attribution will solve the issue alone. The ideal scenario is the collaboration among the city, developers, residents, and architects. Suppose the city can refer to the positive attitude towards Vancouver Special and pre-approve a standardized residential model; the long waiting time from the building permit phase will be saved. On top of that, the prefabricated modular unit may save construction time further. For example, each floor of a residential project on a single-family lot will only take 4 to 6 weeks to install on site. Wrapping up a 3-storey prefab project will not be longer than 6 months, while a detached house usually takes more than 12 months.For developers, giving up the surplus profit will be a romantic practice, limiting the budget for the market teams, display suites, and real estate agents. However, it is an effective method of converting people's ideology from commercializing housing into living and enjoying life with it. In the strata housing and housing co-operative model, communal ownership will split the cost of expensive land in Vancouver.A possible solution is a shell, which, in the most simplified form, provides a framework for varying lifestyles. Skipping the building permit application process shortens the construction period. Prefab panels control the cost and make it reproducible with a lower requirement of installation. It can be a multi-storey strata housing according to the local height limit on any Vancouver single-family lot.Figure 67: “A Three-storey Vancouver Special Khrushchyovka” Author. 2024.L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l47 48Sectional Perspective 1 1/200Sectional Perspective 2 1/200Figure 68: “Exterior Circulation of A Three-storey Vancouver Special Khrushchyovka” Author. 2024.Figure 69: “Interior Modular Units of A Three-storey Vancouver Special Khrushchyovka” Author. 2024.Figure 70: “Explosion Diagram of A Three-storey Vancouver Special Khrushchyovka” Author. 2024.The form-finding stage consid-ers how to balance the indoor-outdoor relationship. A simple rectangle maximizes the floor area ratio but may easily worsen housing alienation by hiding people in the box.The long and narrow massing with exterior circulations chal-lenges the traditional footage on single-family lots. An eleva-tor at the center and two stair-cases on the sides follow the city's fundamental code require-ment. Each floor can be used as two one-bed suites or one two-bed suite. The dashed mark pres-ents the size of prefab panels, and the dashed red is the wall embeds all pipes to simplify the manufacture of other walls and preserve a possible modifica-tion for the residents. The area with this utility wall will be fixed with kitchen and washroom appliances. By shifting the building to one side, a large communal public area is formed, which will potentially bring residents together.L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l49 50Figure 71: “Plan 1, Vancouver Special Khrushchyovka” Author. 2024.Conditions: Plan 1 illustrates the maximum footprint on a standard single-family lot in Vancouver, which is 37 meters long (122' L) and 10 meters wide (33' W).Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator2 units per floorHEIGHT LIMIT : 37.7’ / 11.5MFAR = 1.01.5 m2 m4 m3 mavailable areaLOT PLANplan 1 1 / 100L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l51 52Figure 72: “Plan 2, Vancouver Special Khrushchyovka” Author. 2024.Conditions: Plan 2 is the shell showing the fixed programs and flexible areas. Each room has access to achieve cross-ventilation without potential privacy issues from the neighbours. Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator2 units per floorEXTERIOR CIRCULATIONPRE-FAB PANELSFIXED FIXEDFLEXIBLEFLEXIBLEFIXEDFLEXIBLE FLEXIBLE24 sq m / 258 sq ft24 sq m / 258 sq ft24 sq m / 258 sq ft16 sq m / 172 sq ftSHELL PLANplan 2 1 / 100L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l53 54Figure 73: “Plan 3, Vancouver Special Khrushchyovka” Author. 2024.Conditions: Plan 3 comes with fundamental furniture, while the yellow arrow is the most efficient indoor circulation. People come up from the stairs or the elevator and walk past the intermediate buffer without interrupting the quiet zone. The shared wall separates the busy zone, which includes a kitchen and may include dining and living areas. On the laneway side, there can be another intermediate zone as a buffer to protect the bed-room. A 4-meter width sounds to be narrow, but it is the optimized width for a living unit with an efficient walkway connecting all programs. Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator2 units per floorFOUNDAMENTAL PLANQUIET QUIETBUSY BUSYINTERMEDIATEINTERMEDIATE INTERMEDIATEplan 3 1 / 100L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l55 56Figure 74: “Plan 4, Vancouver Special Khrushchyovka” Author. 2024.Conditions: The first thing after occupying the room for most residents is to replace the furniture according to their needs. It is the easiest method to produce home belongings, such as lying on a big sofa for a TV or choosing a long table as a working surface, dining area, meeting space, and even storage. All coloured furniture is moveable, and the resident will set the most suitable program for the room. Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator2 units per floorOCCUPATIONplan 4 1 / 100L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l57 58Figure 75: “Plan 5, Vancouver Special Khrushchyovka” Author. 2024.Conditions: As people become more familiar with the suite and neighbours, they will have more thoughts on improving their quality of life by taking advantage of the communal corridor. Sliding and swing doors can replace the windows to further connect the indoor and outdoor programs. For instance, two families can decide to close their private balconies and place a large dining table to share the Friday dinner time. Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator2 units per floorCUSTOMIZATIONplan 5 1 / 100L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l59 60Figure 76: “Plan 6, Vancouver Special Khrushchyovka” Author. 2024.Conditions: It is easier for residents to interconnect outdoor and indoor spaces on the ground floor. They will spontaneously set up a program in the communal area, such as a garden with a flower and grape rack, some sitting areas for board games and coffee breaks, a shared tool room under the staircase, and bike storage. Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator2 units per floorGROUND FLOOR POSSIBILITYplan 6 1 / 100L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l61 62Figure 77: “Plan 7, Vancouver Special Khrushchyovka” Author. 2024.Conditions: The central firewall can be removed to combine two suites into a large unit for specific needs. The only area that needs to be renovated is the kitchen area. Layout shapes and islands are optional based on the resident's will. Here is the case when a young family with newborn twins occupies the suite. Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator1 suite per floor for a young family with newborn twins2-BEDROOM SUITEplan 7 1 / 100L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l63 64Figure 78: “Plan 8, Vancouver Special Khrushchyovka” Author. 2024.Conditions: When the newborn twins join the family, plenty of activity space is required to exhaust their energy. The young parents are probably not ready to take care of two children. Therefore, help from grandparents is necessary, and they may stay here overnight in the right bedroom. Two infant beds will be placced in the same room with the queen bed in the other bedroom. During daytime, the kitchen will function as a spatial divider to make the living area relatively calm and allow parents to enjoy a moment of peace. Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator1 suite per floor for a young family with newborn twinsplan 8 1 / 100FAMILY W/ NEWBORN TWINSL o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l65 66Figure 79: “Plan 9, Vancouver Special Khrushchyovka” Author. 2024.Conditions: When the two kids grow up, they will share the large bedroom with two single beds, two sets of desks, and lots of storage areas. The grandparents will move back to their own place while young parents will take the standard bedroom on the right side. Moving the dining table aside will create an unobstructed area that will satisfy the needs of the kids and their friends for their hobbies and activities.Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator1 suite per floor for a young family with newborn twinsplan 9 1 / 100FAMILY W/ YOUNG TWINSL o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l67 68MUSIC ROOM STUDY ROOMFigure 80: “Plan 10, Vancouver Special Khrushchyovka” Author. 2024.Conditions: Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator1 standard suite with common roomsplan 10 1 / 100W/ COMMON ROOMSPlan 10 illustrates when the community requires some common rooms in this housing co-op. When there is a specific need, the suite may have more or less space. Then, the rest of the area can be divided into common rooms, such as a music room with acoustic insulations, or study areas with shared desks. L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l69 70LIBRARY COMMUNAL DININGFigure 81: “Plan 11, Vancouver Special Khrushchyovka” Author. 2024.Conditions: Height < 11.5mFAR <= 1.0offset from the boundry >= 1.5m2 fire staircases1 elevator1 standard suite with common roomsplan 11 1 / 100A COMMUNAL LIFESTYLEWhen there are multiple families with children in the Vancouver Special Khrushchyovka, the community may create a shift to practise a communal lifestyle. One family will take one day on weekdays to use the communal areas to take care of all the kids after school. It will encourage neighbours to have a closer relationship while it is more like a large family instead of a collection of isolated groups. L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l71 72Figure 83: “Virtual Site Contexts of a Vancouver Special Khrushchyovka Community” Author. 2024.Figure 82: “Possible Duplex Layouts” Author. 2024.BACKYARDCOURTYARD BACK TO BACK COMBINED LOTSSEMI-PUBLICCORRIDORL o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gA N e w M o d e l73 74ConclusionThe housing crisis in Vancouver is not simple to solve. It is caused by multiple fields and needs to be considered from multiple perspectives. Architecture, as an interdisciplinary subject, creates connections between subjects and proposes comprehensive practices to address the issue. It is intensively challenging, while the Vancouver Special Khrush-chyovka is a communal attempt to address the capitalism issue. However, it is achiev-able in Vancouver because its inclusivity allows more potential and tolerance in combin-ing cultures and ideologies. As an architectural project, the Vancouver Special Khrush-chyovka requires political support to shorten the project time, modularity to be replica-ble, technologies to secure the performance, residents who are willing to participate, neighbourhood to collaborate, and architects to integrate everything. It is not the end but just the starting point of this framework. Feel free to fill anything into it and see if it can adapt to our context. Acknowledgment I am deeply grateful to my committee members,Tijana Vujosevic, Inge Roecker, and Erika Gerson, for their invaluable guidance and persistent encouragement throughout the duration of this project. I also extend my sincere thanks to the faculty members of UBC SALA and my peers for their insights and support. Special thanks to my family for their unwavering love and understanding. Additionally, I wish to acknowledge that this project was conducted on the traditional, ancestral, and unceded territory of the xʷməθkʷəyəm (Musqueam), whose presence and resilience in this region inspire me. This project could not have been accomplished without the collective support and motivation of all who were involved.L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n g75 76E N D M AT T E RBibliographyAbildskov, Marilyn. “Khrushchyovka,” Southern Review Vol. 56, no. 2, Louisiana State University Press, 2020.Ahas, Rein, Veronika Mooses, Pilleriine Kamenjuk, and Raimond Tamm. “Retrofiting Soviet-Era Apartment Buildings with ‘Smart City’ Features: The H2020 SmartEnCity Project in Tartu, Estonia,” Housing Estates in the Baltic Countries. Springer: Cham, 2019.Bilinski, Adam, and Christopher Sailus. “Soviet Union in World War 2: Overview and History.” Study.com. 2023. https://-study.com/academy/lesson/ussr-involve-ment-in-world-war-ii.html#:~:text=Nazi%20Germany%20attacked%20the%20Soviet,death%20toll%20of%20any%20country.Choate, Ksenia, "From "Stalinkas" to "Khrushchevkas": The Transition to Minimalism in Urban Residential Interiors in the Soviet Union from 1953 to 1964." Utah State University, 2010. All Graduate Theses and Dissertations. 628. https://digitalcom-mons.usu.edu/etd/628.Chotiner, Barbara Ann. Khrushchev's party reform: coalition building and institutional innovation, Westport: Greenwood Press, 1984. City of Vancouver. “2303 – 2355 Vanness Avenue fact sheet,” Temporary modular housing. 2019. https://vancouver.ca/files/cov/-temporary-modular-housing-2303-2355-vanness-avenue-fact-sheet.pdf City of Vancouver. Empty Homes Tax. 2023. https://vancouver.ca/home-property-development/empty-homes-tax.aspx.City of Vancouver. False Creek South. 2021. https://vancouver.ca/home-property-development/false-creek-south.aspx.City of Vancouver. “Government Responses to COVID-19.”City of Vancouver. Housing Needs Report. 2022. https://vancouver.ca/files/cov/pds-housing-policy-housing-needs-report.pdf. City of Vancouver. Housing Vancouver Strategy. 2018. https://council.vancouver.ca/20171128/documents/rr1appendixa.pdf.City of Vancouver. Housing Vancouver strategy: Three-year action plan. 2020. https://vancouver.ca/people-programs/housing-van-couver-action-plan.aspxCity of Vancouver. “Memorandum,” Moderate Income Rental Housing Pilot Program Update. 2018. https://vancouver.ca/files/-cov/2018-03-22-moderate-income-rental-housing-pilot-program-update.pdfCity of Vancouver. “Moderate Income Rental Housing Pilot Program (MIRHPP): Frequently Asked Questions,” Moderate Income Rental Housing Pilot Program Update. 2018. https://vancouver.ca/files/cov/2018-03-22-moderate-in-come-rental-housing-pilot-program-update.pdfCity of Vancouver. Purpose of the Empty Homes Tax. 2022. https://vancouver.ca/home-property-development/why-an-emp-ty-homes-tax.aspx.City of Vancouver. Temporary modular housing. 2020. https://vancouver.ca/people-programs/temporary-modular-housing.aspxCity of Vancouver. Vancouver Plan. 2022. https://vancouverplan.ca/.Denis, Jen St. “The Data Shows Taxing Empty Homes Works.” The Tyee, June 17, 2022. https://thetyee.ca/Analysis/2022/06/17/-Data-Shows-Taxing-Empty-Homes-Works/.Francis, Daniel. Becoming Vancouver : A History. Madeira Park, BC : Harbour Publishing, 2021. Fernando, Jason. “Law of Supply and Demand in Economics: How It Works.” Investopedia. December 15, 2023. https://www.in-vestopedia.com/terms/l/law-of-supply-demand.asp.Hardingham-Gill, Tamara. “The world’s most liveable cities for 2023,” Cable News Network, June 21, 2023. https://ww-w.cnn.com/travel/worlds-most-liveable-cities-2023/index.html Harrison M, ed. The Economics of World War II: Six Great Powers in International Comparison. Cambridge: Cambridge University Press; 1998. doi:10.1017/CBO9780511523632Masumy, Jane. "The Cities Offering the Best (& Worst) Life Abroad," InterNations, 2022. https://www.internations.org/expat-insid-er/2022/best-worst-cities-for-expats-40327#:~:text=%231%20Valencia%3A%20Livable%2C%20Friendly,affordable%20(85%25%20happy%20vs.Ogmundson, Brendon. “Way Out of Balance: Housing Supply and Demand During the Pandemic.” British Columbia Real Estate Association. October 7, 2021. https://www.bcrea.bc.ca/economics/way-out-of-balance-hous-ing-supply-and-demand-during-the-pandemic/.Royde-Smith, John G. “Human and material cost.” Britannica, 2023. https://www.britannica.com/event/World-War-II/Hu-man-and-material-cost.Varga-Harris, Christine. Stories of house and home: Soviet apartment life during the Khrushchev years. Ithaca and London: Cornell University Press, 2015.Vais, Dana. “Type Projects as Tools: Housing Type Design in Communist Romania.” Architectural Histories, 8(1), p.10. 2020. DOI: http://doi.org/10.5334/ah.321“Vancouver Special,1965-1985” Vancouver Heritage Foundation. 2024. https://www.vancouverheritagefoundation.org/-house-styles/vancouver-special/L o n g L i v e t h e V i c t o r i o u s B a n n e r o f C o m m u n a l H o u s i n gE N D M AT T E R77 78
Graduating Project
Vancouver (B.C.)
eng
Unreviewed
Vancouver : University of British Columbia Library
Attribution-NonCommercial-NoDerivatives 4.0 International
Graduate
University of British Columbia. ARCH 549
Vancouver Special Khrushchyovka
Khrushchyovka
Vancouver Housing Crisis
Modular Housing
Single-family Lots
Long Live the Victorious Banner of Communal Housing : a research in Vancouver housing crisis
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