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 Discussion of next steps • Adjournment ~ 6:30 pm
Gabriola Island Local Trust Committee Thank you!
Gabriola Island Local Trust Committee
Gabriola Island Local Trust Committee
Gabriola Island Local Trust Committee National Building Code Canadian BC Building Standards Code Association (CSA) Single Family Housing BC Sewage and RDN Building Groundwater Bylaw Protection Regulation LTC (Gabriola) Land Use Bylaw
Gabriola Island Local Trust Committee Modular Home Custom built home Kit Home Permanent Foundation
Gabriola Island Local Trust Committee Manufactured Home CSA Z240 MH Park Model Home CSA Z241 Recreation Vehicle CSA Z240 RV Semi-permanent foundations (or on wheels)
Gabriola Island Local Trust Committee 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 non- residential building for lots 2 ha or larger in the ALR.
Gabriola Island Local Trust Committee Community Survey Respondents (428) Residency Own Vacant Land Own Home Primary Own Home Seasonal Rent Home Seeking Home Other
Gabriola Island Local Trust Committee
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.
Gabriola Island Local Trust Committee 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 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
Gabriola Island Local Trust Committee Topic C Q8: Maximum floor area of a secondary suite in the ALR
Gabriola Island Local Trust Committee Topic C – How do you implement? • No change OCP to the OCP • Changes to LUB LUB • Meet or RDN exceed BCBC BCBC • Connected Sewage to approved Regs system
Gabriola Island Local Trust Committee • 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 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
Gabriola Island Local Trust Committee 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 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?
Gabriola Island Local Trust Committee 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 Topic B: Allowing a secondary suite in lieu of an accessory cottage
Gabriola Island Local Trust Committee Topic B Q6: Maximum floor area of a secondary suite
Gabriola Island Local Trust Committee Topic B – How do you implement? • Changes to OCP OCP • Changes to LUB LUB • Meet or RDN exceed BCBC BCBC • Connected to Sewage an approved Regs system
Gabriola Island Local Trust Committee ~26 lots within 2km of village and ~500 lots on the island
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 only • Could apply to any lot with SFD use • As principal dwelling or accessory cottage • No proposed increase in density to lot
Gabriola Island Local Trust Committee
Gabriola Island Local Trust Committee 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 Topic A Q1: Do you s upport amending the bylaw to permit permanent use of these structures as dwellings
Gabriola Island Local Trust Committee Topic A Q2: Requirements to permit permanent use of a travel trailer/RV/tiny home on chassis
Gabriola Island Local Trust Committee 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 Topic A: Explore permanent use of recreation vehicles/travel trailers/tiny homes on chassis
Gabriola Island Local Trust Committee
Gabriola Island Local Trust Committee Topic A – Challenges to Implement • Possible OCP changes to OCP LUB • Change to LUB • Inconsistent RDN with RDN Building Bylaw • Incompatible CSA with CSA standards • Incompatible BCBC with building code
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 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.
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 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).
Gabriola Island Local Trust Committee
Legislative Process for Consideration of Bylaws Draft Bylaws – January 2017 LTC Consideration (Early Referrals) First Reading Referrals to Agencies and First Nations 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
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 Discussion of next steps • Adjournment by 6:30 pm
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