Short Term Rental Accommodation Public Open House July 21, 2018
Agenda So what is Short Term Rental Accommodation? Differentiation from Existing Uses Existing Policies & Regulations Known Challenges Noise Septic Parking Trespass Intensification of Shoreline Activities Neighbourhood Character Municipal Burden Other . . . . Known Benefits Personal Revenue Housing Appreciation Tourism & Economic Development Current Challenges Other Municipal Experiences Next Steps
So What is Short Term Rental Accommodation? “Short Term Rental Accommodation " typically describes rentals that occur over a short period of time (e.g. less than 30 days). Popular online platforms, such as Airbnb, Flipkey, Homeaway, VRBO and Roomorama facilitate bookings and payments for short-term rentals. The growing predominance of Short Term Rental Accommodation is a product of technological change. Exists in rural, waterfront, and urban context. Short Term Rental Accommodation impacts municipalities in unique ways depending on the characteristics of the region.
Differentiation from Existing Uses Cottages vs. Houses vs. Businesses 10 guests; 3 bedrooms; 6 beds; 1 bath Neighbourhood Transient population
Differentiation from Existing Uses Distribution of Accommodation Sizes 100% Accommodates 15, 3% Accommodates 10, 13% 90% Accommodates 10, 16% 80% Accommodates 9, 4% Accommodates 8, 19% 70% Accommodates 8, 17% 60% Accommodates 7, 2% Accommodates 6, 25% 50% Accommodates 6, 19% Accommodates 5, 6% 40% Accommodates 5, 3% Accommodates 4, 13% 30% Accommodates 4, 15% Accommodates 3, 3% 20% Accommodates 3, 2% Accommodates 2, 22% 10% Accommodates 2, 19% 0% Minden Cross-section Haliburton Cross-section
Existing Policies & Regulations (Official Plan) Official Plan – Guides development & establishes the vision for how a community anticipates to accommodate change. 20yr horizon. Waterfront commercial uses include: · tourist commercial uses, which include resort and service commercial uses, and private and public children’s camps; [. . .] (3.2.3.7.1) Appropriate limits for the upgrading, expansion or redevelopment of each existing waterfront commercial use will be established by zoning for individual sites. Such limits will ensure that: · the location, size, characteristics and capacity of the property will be addressed; · any increased density of development or intensity of use (such as buildings, structures and facilities, floor area, rooms, boat slips, lot coverage, recreational and leisure facilities) will be appropriate for the site; · adequate access and services, including water supply and waste disposal, will be available; · compatibility with surrounding properties will be addressed; and, · the phasing of development can be accommodated, where appropriate. (3.2.3.7.3)
Existing Policies & Regulations (Official Plan) Official Plan Since the location and impact of new commercial activities cannot be anticipated, new waterfront commercial uses will proceed by amendment to this Plan. Such an amendment should also establish policies to guide the scale, size and density of development, and recognize and respond to the characteristics and capacity of the particular site. At a minimum, the consideration of a new waterfront commercial use through the amendment process will ensure: · the intent of the plan will be maintained; · the site is suitable for the use proposed (appropriate density, intensity of use, location of buildings and structures, and type of facilities); · the water frontage is adequate and suitable for the use proposed; · adequate potable water and sewage disposal can be provided; · access routes are appropriate or can be upgraded to accommodate the additional traffic; and, · the proposal will be made compatible with surrounding properties. (3.2.3.7.4)
Existing Policies & Regulations (Zoning By-law) Zoning by-laws regulate land use by permitting certain activities (permitted uses) and establishing regulations governing such uses (setbacks). Within the Township a “Single Detached Dwelling” is permitted use while a while “Bed and Breakfast” is a permitted “Accessory Use” in all residential zones. These are all defined terms: BED AND BREAKFAST : An owner occupied single detached dwelling in which no more than three (3) guest rooms are made available for temporary accommodation of the traveling or vacationing public; in which the owner supplies lodgings with or without meals for the persons so accommodated, but does not include a boarding house, group home or tourist establishment. DWELLING, SINGLE DETACHED : A dwelling containing one dwelling unit . DWELLING UNIT : a suite of habitable rooms which: i) Is located in a building; ii) Is used or intended to be used in common by the occupants as a single, independent, and separate housekeeping establishment ; iii) Contains food preparation and sanitary facilities provided for the exclusive common use of the occupants thereof; and iv) Has a private entrance from outside the building or from a common hallway or stairway. but does not include a tourist establishment, boarding house, or mobile home . TOURIST ESTABLISHMENT : A commercial establishment operated to provide sleeping accommodation for the traveling or vacationing public, and may include services and facilities in connection with which sleeping accommodation is provided.
Known Challenges Noise Not a problem unique to rentals Existing by-laws in place Enforcement
Known Challenges Septic Many “at capacity” lakes Proper phosphorous (septic) management critical Ontario Building Code requirements
Known Challenges Parking Prevalence of private roads Impermeable area of lot Intensification (planning for greatest capacity)
Known Challenges Trespass Private roads/private property
Known Challenges Intensification of Shoreline Activities Premium on shoreline areas, views, amenities Existing challenges of transition from cottages to residences exacerbated
Known Challenges Neighbourhood Character Knowing your neighbour Challenges associated with rental vs. residential
Known Challenges Municipal Burden Transition from Commercial to Residential Tax Base Devaluation of traditional resort/hotel (-15% for some property classes over 4 years) Constantly re-teaching rules (fire ban, recycling, etc.)
(Un)Known Challenges Other . . .
Known Benefits Personal Revenue
Known Benefits Housing Appreciation Increased revenue potential = Increased value . . . . provided the character of the area remains a draw for buyers!
Known Benefits Tourism & Economic Development Transition from Commercial to Residential Tax Base Devaluation of traditional resort/hotel (-15% for some property classes over 4 years) Constantly re-teaching rules (fire ban, recycling, etc.)
Current Challenges By-law Enforcement Zoning Noise Building Code. . . Disconnect between expected and permitted rights
Other Municipal Experiences Town of Blue Mountains Niagara on the Lake Prince Edward County City of Kawartha Lakes Highlands East More to come. . . .
Other Municipal Experiences Permitting process (criteria, review, fee) Demerit System Process for variances Resources for oversight
Next Steps Identify Public Concerns Online Survey Report to Council Draft Regulations Community Input Recommendations to Council for approval
Next Steps Identify YOUR Concerns
Thank you!
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