Speed matters. And to people looking for a home today, it matters a great deal whether that home is built next year, or in ten. If Cascadia's leaders really believed in speed, then they would focus more on re-legalizing small, neighborhood-size buildings with 6 to 12 homes each. But despite recent reforms, small apartment buildings remain illegal almost everywhere in Cascadian cities and across North America.

Meanwhile, advocates and leaders in the region have legalized medium-sized and large apartment buildings via transit-oriented development, which smartly co-locates new apartment homes alongside transit infrastructure. California now allows up to 9 stories next to major transit stops, Washington up to 6, and British Columbia up to 20. This is praiseworthy progress, but it's limited to larger buildings that will take many years to plan and build.

An example from our pro-housing forbearers illustrates just how long we might wait for larger projects to materialize: in 2014, 31-year-old Graham Jones spoke hopefully to Vancouver City Council and then-Mayor Gregor Robertson, pleading for more homes at the old Oakridge Mall site. Jones asked council to, quote "please consider that this project will be phased in over the next 10-15 years. It will represent current city residents, but also many who are not represented today," endquote. That was 11 years ago; Robertson is now the federal housing minister; and no one has yet moved into the Oakridge development.

The fastest way - the only fast way - to build a lot of homes is simple: re-legalize small apartment buildings, generally no taller than a mature tree, in all neighborhoods, just like they used to be. All other solutions ask today's beleaguered 31-year-olds to wait many years to see results. For politicians working within four-year electoral windows, moving fast means thinking small. It's the only way to deliver the new homes their constituents need within a single term of office.

Small apartment buildings have been all but illegal to build here in Vancouver for nearly a century. City leaders began implementing zoning restrictions in the 1920s

"largely to prevent the intrusion of apartment houses in single- or two-family areas,"

wrote Harland Bartholomew, who drew Vancouver's first zoning map. In the US, the Supreme Court justified zoning regulations in 1926, writing:

"the apartment house is a mere parasite."

As a result, much of Vancouver's planning energy has gone into transit-oriented towers, often on old industrial sites, limiting new homes to fewer centralized nodes. This political compromise has been in place locally for decades, known as The Grand Bargain: exclusively zoned land remains so, while towers on busy streets accommodate some growth, aka "high-rise density, low-scale suburbia, little in between."

The Grand Bargain promises new homes. Just not built quickly, or in the nicest places, or at the lowest cost. It's an attempted sleight of hand by civic leaders: they promise greater access to nice homes in desirable neighborhoods, but they deliver large apartment buildings, slowly, on just 10 percent of the city's land.

Large apartment buildings on busy streets are wonderful; this article was written in one. But zoning that proscribes the housing types between towers and single-detached homes leaves much of the land in our cities off-limits - and many residents or would-be residents without affordable options to call home.

The redevelopment of False Creek's north shore by Concord Pacific is Vancouver's largest and most significant example of Grand Bargain planning. It was a visionary project that reshaped the city for the better and gave Vancouver its iconic skyline. But this project also underlines how long even successful megaprojects can take to deliver the full measure of homes they promise. At the site's eastern end, fully 40 years after it broke ground, 380,000 square feet of prime, waterfront land still sit barren and undeveloped.

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