Residents’ satisfaction with mini-suite housing : A case-study on 600 Drake
Creators: name: Sidjak, Craig Thomas
Publisher: name: University of British Columbia
Year: 2009

description: Very little is understood about the liveability of mini-suite housing. 600 Drake presented an opportunity to analyze the interrelated social, economic, and physical design aspects of mini-suite housing to determine: 1) The extent and characteristics of the sub-market for mini-suite housing; 2) Whether mini-suite housing is liveable and satisfies residents' needs; and 3) What policies should be instituted to ensure mini-suite development supports civic housing objectives. Academic research has dispelled the notion that the amount of living space is the prime concern of people living in high density residential environments. Rather, psychological aspects, such as an individual's perceptions of privacy and crowdedness, are much more influential. Another important conclusion is the realization that residential satisfaction is a measure of the degree to which a home "fits" the needs and desired lifestyle of an individual. Residents should be given the opportunity to chose the type of housing which satisfies their particular needs. An analysis of demographic and housing market trends in the City of Vancouver indicates the existence of a niche market for mini-suite housing. Population growth, smaller households, rapid new household formation and a young age profile have all put pressure on the existing stock of housing. Changing consumer needs and lifestyle habits also affect the housing stock because traditional forms of housing do not adequately fit the particular needs of emerging niche markets. This case-study asked residents to participate in two mail-back surveys. The Part One Survey revealed that a typical resident of 600 Drake is under 40 years of age, single and holds a post secondary degree. This resident walks or takes public transit to a service sector job located in Downtown Vancouver. Their leisure time is divided between many recreational, entertainment and social activities, most of which take place outside of their home. These people were attracted to 600 Drake because it is a new and modern building. Other features, such as the design of units and amenity areas; the building security system; apartment availability; rent increase protection; and building location motivated people to move into 600 Drake. Affordability had a neutral effect on this housing choice "equation" and apartment size had a slightly negative effect. It is apparent that residents choose to live in 600 Drake because of its design, locational and economic attributes. The Part Two Survey assessed how satisfied residents are with various aspects of their mini-suite, privacy and crowding issues, and the design, services and management of the building. Upon considering their mini-suite, residents reveal they are very satisfied with the design of the kitchen and bathroom areas. However, there are a few problems, such as insufficient closet, balcony and dining space, which are associated with the design of the living/sleeping area. The only significant problem regarding crowding and privacy issues has to do with the negative impacts of neighbourhood street noise. This design problem could have been minimized with more effective acoustical abatement measures such as incorporating glassed-in balconies or central air conditioning. Nonetheless, residents do not feel the building is especially crowded. In addition, residents are extremely satisfied with the amenity areas and management of 600 Drake. The amenity areas provide a valued outlet for residents to instigate casual social interaction with fellow residents. In summary, the vast majority of respondents indicate they are satisfied with their minisuite apartment in 600 Drake. By virtue of the close match between who these units were designed for and who actually moved in, it is evident that this form of housing fits the lifestyle of a particular niche market. Therefore, it is recommended the City of Vancouver permit the development of mini-suite housing. A controlled development approach for mini-suite housing should be adopted that utilizes specified design criteria within a discretionary approval process. Furthermore, mini-suite development should be restricted to the rental housing market and the City should negotiate binding rental agreements with developers to ensure buildings are properly managed and do not permit more than one person to live in a mini-suite apartment. Finally, the City of Vancouver should limit mini-suite housing development to central neighbourhoods to ensure residents have access to social, employment and recreational services located near the CBD.