Transcript Slide 1

Land Use Bylaw Update –
Secondary Suites
~ Land Use Bylaw Update is LTC priority project ~
2008
OCP policy
guiding
affordable
housing
process
2009
2010
2011…
The Technical Working Group was convened in August 2010 by Planner
Sue Palmer. The TWG provided
advice regarding the potential
Spring
Summer pilot areas
and ideas for the regulation of suites and cottages based on criteria in the
OCP.
Legalizing
LUBList:
February:
Current Key Issues: Community
Membership
secondary
Review
Community
Consultation
Will
suites
be
suites given
begins:– Cusheon
ForumLake
with Stewardship
Tim
1. John Borst
Committee
affordable?
Garden
top priority
for
Wake
and
Janis
2. Ken Byron -- IT Advisory Agricultural Committee
sessions,
LUB review
Gauthier
3. Miles technical
Drew - IT Bylaw
Enforcement What will be the
kitchen
working
4. Gordon
Ellis – SS Realtor
impacts on
meetings
groups – CRD-Transportation
Community
5. Bob Fenske
Services
infrastructure (water,
Affordable
6. Rick Gilleland – IT Advisory Planning sewer)?
Commission
Community
website
Housing
Strategy
7. Susan Hannon – Salt Spring Conservancy
events
launched
(CAHS)
finalized
What
will the
8. Trevor Hutton -- North Salt Spring Water
Works
9.
10.
11.
12.
13.
14.
environmental
Rob Kline – Ministry of Agriculture & Lands
(MAL)
November
Two
Pilot
Area
impacts
be?
Chris Laughlin - Vancouver Island Health Authority
open – IT Advisory
optionsDesign
proposed
Neil Morie
Panel
house
Paul Neale – Chamber of Commerce What are the other
impacts (ex: people,
Data refined
and
Uli Temmel – CRD-Building
Inspection
noise, aesthetics)?
policy Festival Society
Elizabeth White – Earth
development
Will Pilot Areas
begins
Fall
Bylaw
Amendment
Process
Agency and
community
groups
work?
Deliverables
Housing Needs
Assessment
Ph.1
Housing Needs
Assessment Ph.2
Community Affordable Housing
Strategy – Action Plan
Adopt
Secondary
Suites Bylaw
Bylaw Amendment Process
Draft
Bylaw:
• Community
Feedback
1st Reading
2nd Reading
3rd Reading
• Community
Information
Meeting(s)
• Public
Hearing
• Executive
Council
approval
• Ministerial
approval
Final
Adoption
What is Salt Spring’s Housing Need?
• 44% of Salt Spring renters are in “core housing need” – that means
they spend more than 30% of their income on rent
• In 2009, the average rent on Salt Spring was $1,119 for a two
bedroom unit. That is affordable to households earning a median
income ($46, 693/year)
• Secondary Suites will not cure Salt Spring’s affordable housing
crisis, but it will offer affordable rental accommodation for 66% of
Salt Spring renters
The Affordable Housing Options Continuum
Emergency
and Cold
Weather
Shelters
Housing for
Housing
Housing for
NonHomeless
with Rental
those at
Market
Rental
and/or
Assistance
Risk of
Home
Housing
Special
or Rent
Homelessness
Ownership
Needs
Limits
Government Subsidized Housing
Non-Market Housing
Home
Ownership
Market Housing
Secondary Suites and Cottages
are considered Low End Market Rental
in the Affordable Housing Options Continuum
SECONDARY SUITES ARE “SUSTAINABLE”
Rental
housing
And mortgage
helpers
Energy
Car sharing
Septic
Density
Diverse
community
~meets
many needs
Adapted from Statistics Canada, Profiles for Designated Places, 94-581XCB2006008, 2006 Census
LUB Update
Secondary Suites
The 2008 Salt Spring Island Official Community Plan (OCP) gives
policy direction to legalize secondary suites with certain criteria:
• Ensure adequate potable water supply
• Avoid watersheds and community well capture zones that supply
community drinking water
• Minimize auto dependency
• Address on-going affordability
• Must not be used for short-term rental
The OCP Also Says. . .
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A maximum of one suite is allowed per dwelling.
The owner occupies either the principal dwelling or the suite.
Suites should only be allowed in areas with an adequate supply of potable water.
Suites should not be allowed in areas that are community water system supply watersheds or in
community well capture zones.
New construction of dwellings with suites in areas containing sensitive ecosystems or areas that
are hazardous for development should be managed by development permit.
The use of suites will not be for short-term rental, in accordance with the Land Use Bylaw.
Regulations should limit suites to 40% of the floor area of the principal dwelling and no more than
90 m2 of floor area.
Building safety and waste disposal issues are addressed through compliance with the B.C.
Building Code and applicable health standards.
The Local Trust Committee will consider the use of housing agreements and other measures to
ensure that suites are affordable and to address occupancy.
The Local Trust Committee will work with the Capital Regional Housing Corporation on the
administration of housing agreements in order to implement this policy.
The Local Trust Committee should coordinate implementation of zoning changes with Capital
Regional District Building Inspection and the Vancouver Island Health Authority.
The Local Trust Committee may also consider limits on the numbers and location of secondary
suites to minimize dependency on private automobiles.
The Local Trust Committee will make zoning changes incrementally and monitor changes in order
to have the effect of limiting the overall number of suites on the island.
The Local Trust Committee will consider an annual registration system in order to remain informed
about the number and location of occupied suites.
Pilot Areas:
Option 1: Limited Pilot
Area
Option 2: Expanded Pilot
Area
Option 3: Whole Island as
Pilot Area
Option 1 – Limited
Pilot Area:
Based on Official
Community Plan
(OCP) policy
criteria and
focuses on the
location of existing
transit routes.
Option 2 - Expanded
Pilot Area:
Based on existing land
use zones (R7, R8, R9
and R), not limited to
transit route locations.
Excludes catchment
basins of community
water districts,
residential zones with
limited development
potential, remote areas
of the island, and crown
land, park land etc.
Option 3- Salt Spring
Island as pilot area:
Excludes crown land,
park land, nonresidential land
(commercial, industrial
zones), multi-family
zones.
Sample Regulations for Secondary Suites:
Definition:
Secondary Suites - means an additional self-contained dwelling unit, having a separate entrance and containing
kitchen and bathroom facilities, located within a residential building that contains only one other dwelling unit and
is smaller than the primary residential unit.
Use:
Must be accessory to the principal use of a single detached dwelling unit.
Use for short term vacation rentals prohibited.
Home-based businesses:
A bed and breakfast home-based business may not be operated on the same property that a secondary suite is
located on.
Density – Addresses water use, intensity of activity on a residential property:
Maximum of one suite per principal dwelling.
May not be located on a property containing a seasonal cottage. A seasonal cottage may not be allowed on a
property containing a secondary suite.
Built form:
Must be contained within the walls of the principal dwelling unit
Separate access/egress
Maximum floor area:
a maximum of 40 % of the floor area of the principal dwelling unit to a maximum of 90 m2 whichever is the lesser
Parking:
one on-site parking space must be provided for the occupant(s) of the secondary suite
Important note: These sample regulations were presented to the Salt Spring Island Local Trust Committee on May 3, 2011. No
action was taken by the LTC, but the report was received for information. Islands Trust is looking for input into the stage of drafting of
LUB Update
Secondary Suites
Community Feedback:
• Majority of people support legalizing secondary suites,
many would like to have a suite in their house, many
more support having suites in their neighbourhood
• Water supply and septic system capacity needs to be
addressed in policy drafting
• Secondary suites should not be for short-term vacation
rental purposes
• OCP and community members say to make changes
incrementally but others emphasize the need for island
wide legalization
DISCUSSION