Housing Options Review Project

Transcription

1 Housing Options Review Project Special Meeting December 12, 2016 AGENDA Presentation by planner on housing issues/survey results Question and Answer Session Discussion of next steps Adjournment ~ 6:30 pm

2 Thank you! Gabriola Island

3

4

5 National Building Code Canadian Standards Association (CSA) BC Sewage and Groundwater Protection Regulation Single Family Housing LTC (Gabriola) Land Use Bylaw BC Building Code RDN Building Bylaw

6 Modular Home Custom built home Permanent Foundation Kit Home

7 Manufactured Home CSA Z240 MH Park Model Home CSA Z241 Recreation Vehicle CSA Z240 RV Semi-permanent foundations (or on wheels)

8 Three Survey Topics A. Review temporary dwelling regulations to explore the option for permanent use of recreation vehicles, travel trailers or tiny homes on a trailer/chassis. B. Review option for a secondary suite on lots 2 ha or larger in lieu of an accessory cottage. C. Review the option for a secondary suite to be located over a nonresidential building for lots 2 ha or larger in the ALR.

9 Community Survey Respondents (428) Residency Gabriola Island Own Vacant Land Own Home Primary Own Home Seasonal Rent Home Seeking Home Other

10

11 Topic C review the option for a secondary suite to be located over a non-residential building instead of within the principal dwelling for lots over 2 hectares (4.94 acres) in size in the provincial ALR. Current AG zoning permits secondary suite within principal dwelling. Maximum 968 square feet or 40% of the habitable floor space of the dwelling, whichever is less and with the approval of the local Health Authority with respect to the provision of sewage disposal.

12 Topic C Q7: Allow option for secondary suite to be located within the principal dwelling OR above non-residential building on ALR lands

13 Topic C Discussion: Allowing a secondary suite above a non residential building in the ALR Maximum 968 square feet if above a non-residential building

14 Topic C Q8: Maximum floor area of a secondary suite in the ALR

15 Topic C How do you implement? OCP No change to the OCP LUB Changes to LUB RDN BCBC Meet or exceed BCBC Sewage Regs Connected to approved system

16 160 properties in (or partly within) the ALR 132 parcels 2ha or larger Secondary suites permitted for these lots in 2015 Gabriola Island

17 Topic B review the option for a secondary suite on a lot over 2 hectares (4.94 acres) in size where an accessory cottage is permitted. OCP/LUB currently allows for 700 square foot maximum cottage (~1 bedroom) Septic verification is required at the time of Building Permit with RDN. Permit one cottage OR one secondary suite No proposed increase in density to lot

18 Topic B Q3: Explore option for a secondary suite in lieu of an accessory cottage on lots over 2 ha

19 Topic B Q4: What provisions should be considered if a secondary suite is allowed in lieu of an accessory cottage on lots over 2 ha?

20 Topic B Q5: Allow option for secondary suite to be located within the principal dwelling OR above non-residential building

21 Topic B: Allowing a secondary suite in lieu of an accessory cottage

22 Topic B Q6: Maximum floor area of a secondary suite

23 Topic B How do you implement? OCP Changes to OCP LUB Changes to LUB RDN BCBC Meet or exceed BCBC Sewage Regs Connected to an approved system

24 ~26 lots within 2km of village and ~500 lots on the island

25 Topic A review the temporary dwelling regulations to explore the permanent use of recreational vehicles, travel trailers, tiny homes on a chassis, on lots where a single family dwelling use is permitted. LUB and RDN Building Bylaw prohibit permanent use BC Building Code does not apply to recreational vehicles CSA regulations classify for temporary/recreational use only Could apply to any lot with SFD use As principal dwelling or accessory cottage No proposed increase in density to lot

26

27 Designed and tested to provide temporary living quarters for recreational, camping, travel, or seasonal use It is illegal to sell, offer for sale, or use RVs that do not have a certification mark, or an approval label that is recognized by the BC Provincial Safety Manager - this includes all RVs manufactured and modified in the US. Gabriola Island

28 Topic A Q1: Do you support amending the bylaw to permit permanent use of these structures as dwellings

29 Topic A Q2: Requirements to permit permanent use of a travel trailer/rv/tiny home on chassis

30 The most volume of written responses were for Topic A Question 1+2 Support for the concept Restrict to custom built tiny homes on a chassis only Do not allow recreational vehicles to be used permanently Regulate screening, setbacks, disposal, connectivity to septic and enforce

31 Topic A: Explore permanent use of recreation vehicles/travel trailers/tiny homes on chassis

32

33 Topic A Challenges to Implement OCP Possible changes to OCP LUB Change to LUB RDN Inconsistent with RDN Building Bylaw CSA Incompatible with CSA standards BCBC Incompatible with building code

34 Planning Staff Recommendations to the LTC: 1. That the Gabriola Island request staff to prepare draft amending bylaws to permit a secondary suite accessory to a principal dwelling, with the following draft parameters: a. Except on lands within the Agricultural Land Reserve, i. That a secondary suite be permitted only on lots 2.0 hectares or larger; ii. That a secondary suite be permitted either within, detached, or attached to the building containing the principal dwelling; or above a non-residential building; iii. That the floor area of a secondary suite within or attached to the principal dwelling be limited to a maximum of 968 square feet or 40% of the floor area of the principal dwelling (whichever is less); iv. That the floor area of a secondary suite that is detached from the principal dwelling or above a non-residential building be limited to a maximum of 968 square feet.

35 b. On lands within the Agricultural Land Reserve, i. That a secondary suite be permitted either within a principal dwelling or above a non-residential building; ii. That the floor area of a secondary suite within a principal dwelling be maintained to a maximum of 968 square feet or 40% of the habitable floor area of the principal dwelling (whichever is less); iii. That the floor area of a secondary suite above a non-residential building be limited to a maximum of 968 square feet. c. That the term accessory cottage be replaced with the term secondary suite ; d. That the definition of secondary suite be revised and that the definition of accessory cottage be deleted; and e. That staff prepare advice and/or draft bylaw language to address the existing regulations regarding bathrooms in accessory buildings (Bylaw 250).

36

37 Draft Bylaws January 2017 LTC Consideration (Early Referrals) First Reading Referrals to Agencies and First Nations Legislative Process for Consideration of Bylaws Community Information Meeting Public Hearing Second and Third Reading Approval by Islands Trust Executive Committee OCP Bylaw Approval by Minister CSCD Adoption Fall/Winter 2017

38 Housing Options Review Project Special Meeting December 12, 2016 AGENDA Presentation by planner on housing issues/survey results Question and Answer Session Discussion of next steps Adjournment by 6:30 pm