Housing Options Review Project Special Meeting December 12, 2016 - - PowerPoint PPT Presentation

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Housing Options Review Project Special Meeting December 12, 2016 - - PowerPoint PPT Presentation

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Gabriola Island Local Trust Committee Housing Options Review Project Special Meeting December 12, 2016 AGENDA Presentation by planner on housing issues/survey results Question and Answer Session Local Trust Committee

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Housing Options Review Project

Gabriola Island Local Trust Committee

Special Meeting December 12, 2016 AGENDA

  • Presentation by planner on housing

issues/survey results

  • Question and Answer Session
  • Local Trust Committee Discussion of next steps
  • Adjournment ~ 6:30 pm
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Thank you! Gabriola Island Local Trust Committee

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Gabriola Island Local Trust Committee

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Gabriola Island Local Trust Committee

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Gabriola Island Local Trust Committee

Single Family Housing

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

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Modular Home Custom built home Kit Home

Gabriola Island Local Trust Committee

Permanent Foundation

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Manufactured Home CSA Z240 MH Park Model Home CSA Z241 Recreation Vehicle CSA Z240 RV

Gabriola Island Local Trust Committee

Semi-permanent foundations (or on wheels)

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Three Survey Topics

  • A. Review temporary dwelling regulations to explore the option for

permanent use of recreation vehicles, travel trailers or tiny homes

  • n 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 non-

residential building for lots 2 ha or larger in the ALR.

Gabriola Island Local Trust Committee

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Community Survey Respondents (428)

Residency

Own Vacant Land Own Home Primary Own Home Seasonal Rent Home Seeking Home Other

Gabriola Island Local Trust Committee

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Gabriola Island Local Trust Committee

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Gabriola Island Local Trust Committee

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.

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

Gabriola Island Local Trust Committee

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Topic C Discussion: Allowing a secondary suite above a non residential building in the ALR

Gabriola Island Local Trust Committee

Maximum 968 square feet if above a non-residential building

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

Gabriola Island Local Trust Committee

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Topic C – How do you implement?

Gabriola Island Local Trust Committee

OCP

  • No change

to the OCP

LUB

  • Changes to

LUB

RDN BCBC

  • Meet or

exceed BCBC

Sewage Regs

  • Connected

to approved system

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  • 160 properties in (or partly

within) the ALR

  • 132 parcels 2ha or larger
  • Secondary suites permitted for

these lots in 2015

Gabriola Island Local Trust Committee

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Gabriola Island Local Trust Committee

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

Gabriola Island Local Trust Committee

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Topic B Q4: What provisions should be considered if a secondary suite is allowed in lieu of an accessory cottage

  • n lots over 2 ha?

Gabriola Island Local Trust Committee

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

Gabriola Island Local Trust Committee

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

Gabriola Island Local Trust Committee

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Topic B Q6: Maximum floor area of a secondary suite

Gabriola Island Local Trust Committee

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Topic B – How do you implement?

Gabriola Island Local Trust Committee

OCP

  • Changes to

OCP

LUB

  • Changes to

LUB

RDN BCBC

  • Meet or

exceed BCBC

Sewage Regs

  • Connected to

an approved system

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Gabriola Island Local Trust Committee

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

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Gabriola Island Local Trust Committee

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
  • nly
  • Could apply to any lot with SFD use
  • As principal dwelling or accessory cottage
  • No proposed increase in density to lot
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Gabriola Island Local Trust Committee

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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.

Designed and tested to provide temporary living quarters for recreational, camping, travel, or seasonal use

Gabriola Island Local Trust Committee

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

Gabriola Island Local Trust Committee

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Topic A Q2: Requirements to permit permanent use

  • f a travel trailer/RV/tiny home on chassis

Gabriola Island Local Trust Committee

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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

Gabriola Island Local Trust Committee

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

Gabriola Island Local Trust Committee

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Gabriola Island Local Trust Committee

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Topic A – Challenges to Implement

Gabriola Island Local Trust Committee

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

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Gabriola Island Local Trust Committee

Planning Staff Recommendations to the LTC:

  • 1. That the Gabriola Island Local Trust Committee 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

  • r larger;

ii. That a secondary suite be permitted either within, detached,

  • r attached to the building containing the principal dwelling;
  • r 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.

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Gabriola Island Local Trust Committee

  • b. On lands within the Agricultural Land Reserve,
  • i. That a secondary suite be permitted either within a principal dwelling
  • r 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
  • f ‘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).

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Gabriola Island Local Trust Committee

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Adoption – Fall/Winter 2017

OCP Bylaw Approval by Minister CSCD Approval by Islands Trust Executive Committee

Second and Third Reading Public Hearing

Community Information Meeting

Referrals to Agencies and First Nations

First Reading

LTC Consideration (Early Referrals)

Draft Bylaws – January 2017

Legislative Process for Consideration of Bylaws

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Housing Options Review Project

Gabriola Island Local Trust Committee

Special Meeting December 12, 2016 AGENDA

  • Presentation by planner on housing

issues/survey results

  • Question and Answer Session
  • Local Trust Committee Discussion of next steps
  • Adjournment by 6:30 pm