What s been done to date? What will we do today?

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1 Oct. 14, 2009

2 What s been done to date? What will we do today?

3 Examined OCP clauses around Secondary Suites Consulted definitive study done by Ministry of Community Development 8 Municipalities from large (Vancouver) to small (Anmore)

4 Personal contacts to check on bylaws, policies, practices, opinions - - Anmore - Pemberton - Vancouver Property Use division - Abbottsford - North Vancouver - Village legal council - Village building inspector - Architectural Institute

5 Give you the OCP background Explain usual regulatory requirements for secondary suites How rules work in other municipalities Describe how registration is usually done Raise/answer some common questions Inform you of Council s general intent & timing

6

7 On the minds of Villagers through many Councils and two OCPs Result: Current OCP Section 4.3(a) says: Suites should be regulated to requirements for health, safety, onsite parking and adequate septic services, and to ensure owners make a fair contribution to the cost of services through municipal taxes. A secondary suite should only be allowed if the owner lives on the property.

8 New regulations around A. Health and safety of suites B. Onsite parking C. Septic adequacy D. Fees for municipal services E. Requirement that landlord be in residence

9 What is being done in other municipalities

10 Implications are for both tenants and owners Life safety protected Issues for landlords Cost of required upgrades for health/safety Not all older buildings can be upgraded Affordability affected? Issues for Village Want to keep suites open while protecting life safety

11 1. Ignore - Don t inspect for life safety. (A few villages) 2. If serious - Do inspect, and close suites only if life safety issues are serious. (Some cities e.g. North Van) 3. Full on - Inspect all suites and make them meet standards. (Vancouver) 4. Typically: For existing suites in older homes, use alternative standards to BC Building Code

12 OCP is specific about regulating for health, safety Closing suites is not desirable but life safety for residents is crucial Council would seek reasonable approach in regulating / inspecting

13

14 Applies in small, rural areas with septic tanks Example: Village of Anmore Require proof of tank capacity to handle extra demand from suite Septic service provider signs a form attesting to this

15 There is no way to calculate the increase in costs of municipal services due to tenants Garbage Sewer Water Roads, maintenance in playgrounds & parks, parking/plowing, bylaw enforcement, etc

16 1.Usual services fee: add a % to cost of garbage & utilities (water, sewer) Rate varies from 40% to 100% 2.Less common: flat fee Commonly $500 but as low as $250 3.Whistler: No extra fee Desperate for suites to house workers

17 Required by our OCP This rule applies in several Metro cities, nearest being North Vancouver

18 Residence defined by primary residence as shown on municipal tax credit form If not living on premises, landlord must close suite down within 3 months, the minimum notice period for tenants Temporary absences cities may allow some discretion or appeal processes

19

20 Cities go out and check when establishing program They seek out suites, contact owners Our contacts suggested a number of ways to identify suites

21 Home insurance may be void if there is an illegal suite Municipalities can offer incentives e.g. If you register by deadline - lower first year fees Penalty if you don t register by deadline

22 Municipalities react mostly to complaints This keeps staff costs down Some periodic checks can be done Bylaw enforcement officers Summer student support

23

24 Question: It s just my son/mother in the suite. Do I still pay a services fee? Different approaches out there Fee charged anyway: water, garbage, sewers etc. are being used no matter who is in the suite Fee waived: Yearly declaration of family use only

25 Question: Nobody s living in my suite. Do I still pay a services fee? Different approaches out there Take out the suite to avoid paying the fee Sign statutory declaration that suite is empty Pay fine if found in contravention

26 One per household General rule throughout Metro municipalities All zoning bylaws allowing suites specify one

27 What municipalities can do Tolerate the extra suite Or tolerate it just until the house changes hands Order any illegal suite (over the limit of 1) to be taken out Charge the services fee for every suite

28 Municipalities use various rules Take out the cooking facilities (stove, etc) Easy to put back in Take out the separate electrical service Costly to put it back in Remove doors, features, etc that separate suite from rest of home

29 Question: What s being done about vacation rental homes/suites, boarding houses, bed and breakfasts, etc? Answer: Nothing at present Secondary suites are the focus now Interested in residents views on other rentals

30 Steps Council would take Where / how to make input

31 1. Amend zoning bylaw to allow secondary suites in Single Family Residential areas 2. Pass bylaw establishing a Secondary Suites program, with date for registration of suites 3. Establish standards by which pre-existing suites, new suites in older buildings, and new suites in new buildings, may be constructed

32 Spring 2010: Zoning bylaw change Late Spring Program outline, options Secondary suites program: fees, rules, etc. Standards for suite life safety, construction. Suite registration: Fall, 2010

33 Anytime: Write or call Councillors Ronsley cc Councillor Akerhielm Come speak at a Council meeting Spring 2010: Zoning bylaw change will require a public meeting Late Spring Program outline, options can be discussed at a public meeting if there is interest

34 Health / Safety standards Suite inspection requirements Parking requirements Septic requirements Fair contribution to cost of services Requirement to live in home if suite is rented out How many suites per home allowed Whether to exempt family in suites Anything else you find relevant!

35 Questions?

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