city of vaughan city-wide secondary suites study · back in the spring of 2013….\爀屲shs was...

$: CITY OF VAUGHAN CITY-WIDE SECONDARY SUITES STUDY · Back in the Spring of 2013….\爀屲SHS was engaged and worked with the City at the onset of the study to develop a consultation$
PUBLIC OPEN HOUSE: APRIL 2 2014

CITY OF VAUGHANCITY-WIDE

SECONDARY SUITES STUDY

City of Vaughan City-Wide Secondary Suites Study 2

Welcome!

Presenter

Presentation Notes

Christine to introduce key staff involved, consultants, any other staff members


7:10 – 7:20: Opening Remarks7:20 – 7:50: Presentation of City’s Secondary Suites Study

• Context for study• Study objectives and process• Defining issues and concerns• Preliminary policy recommendations

7:50 – 8:30: Panel Discussion

8:30 – 8:40: Closing Remarks

Tonight’s Agenda

Presenter

Presentation Notes

Opening Remarks: John MacKenzie and Sony Rai Panel Discussion One at a time residents can ask questions of Consulting Team, City Staff and members of the Technical Advisory Committee Discussion will be facilitated by SHS and there will be microphones on hand if needed


Opening Remarks

Roy McQuillin, Manager of Policy Planning

Sony Rai, Chair Secondary Suites Task Force

Presenter

Presentation Notes

John welcomes participants, introduces any Councillors, Task Force members, staff, and notes the importance of work being carried out. Sony introduces the role and importance of the Task Force (Task Force mandate)


1. Share ‘where we are at’ in developing the City’s Secondary Suite Study

2. Obtain your comments and feedback on the preliminary policy recommendations for Official Plan polices and a zoning amendment to permit secondary suites

Goals of Tonight’s Open House


Presentation of City’s Secondary Suites Study

Jodi Ball


• A secondary suite is a self-contained unit within a house or within an accessory building on the same lot as a house

• A secondary suite has its own kitchen and bathroom

• Many secondary suites are also called ‘basement apartments’ but can be located on any floor of the house

What is a Secondary Suite?

Detached house

Secondary Suite

Presenter

Presentation Notes

BACKGROUND NOTES ONLY: Many secondary suites are ‘basement apartments’ but they can also be located on any floor of the house or in a detached building on the property (i.e. above a laneway garage) The term “secondary suite” is generally used to describe a self-contained dwelling unit with its own kitchen and bathroom, which is separate from the principal dwelling in a house. The YROP defines secondary suites as “a single accessory dwelling unit in a house, or building ancillary to a house, that consists of one or more rooms that are designed, occupied or intended for use, including occupancy, by one or more persons as an independent and separate residence in which a facility for cooking, sleeping facilities and sanitary facilities are provided for the exclusive use of such person or persons.”


Why Does Vaughan Need a Secondary Suite Policy?

Strong Communities through Affordable Housing Act (2012)

Requires that municipalities permit secondary suites in new and existing developments as-of-right in:

•single-detached•semi-detached•row houses, and •ancillary structures (such as ‘garden suites’ or units over detached garages)

Presenter

Presentation Notes

Currently, secondary suites are not permitted as of right in the City of Vaughan. Only legal suites are those grandfathered by the province between 1994 and 1996. As part of the LTAHS, amendments to the Planning Act through Bill 140 Strong Communities through Affordable Housing Act (enacted in January 2012) required municipalities to establish policies allowing secondary suites in new and existing developments and added affordable housing as a matter of provincial interest. Background notes only Specifically, Section 16(3) now requires an official plan to have policies that authorize the use of second residential units in detached, semi-detached and row houses, as well as in ancillary structures. Provisions allow for two units, located in either a single residential building, or one unit inside a residential building and a second unit located in an ancillary structure on the same property (i.e. above laneway garage). Amendments to the Act also prevent any appeal of zoning by-laws passed to support the creation of secondary suites which implement Official Plan policies.



York Region Official Plan (YROP) (2010)

Requires that local municipalities adopt official plan policies and zoning by-law provisions that allow secondary suites

Presenter

Presentation Notes

The York Region Official Plan (YROP) (2010) Policy 3.5.22 “requires local municipalities to adopt official plan policies and zoning by-law provisions that authorize secondary suites as follows: the use of two residential units in a house if no ancillary building or structure contains a residential unit; and, the use of a residential unit in a building or structure ancillary to house if the house contains a single residential unit”. The YROP further supports the permission of a broad range of housing forms, types and tenures including second suites in houses except in locations serviced by individual septic systems or communal sewage disposal.



City of Vaughan Official Plan (2010)

Supports and prioritizes allowing secondary suites where appropriate as identified in the City’s secondary suites study

Presenter

Presentation Notes

Note: This is the secondary suite study.



Additional Income/Support

Greater Flexibility of

Housing Stock

Increase Rental Housing Supply

Affordable Housing Option

Urban Intensification

Neighbourhood Revitalization

Presenter

Presentation Notes

Part of the rationale for the Province, the Region and the City looking at secondary suites is because they can plan an important role in many communities: It is widely recognized that secondary suites can provide affordable rental housing options for a wide range of residents. Secondary suites can provide a flexible form of housing by creating a unit that can move back and forth between family use and rental unit. Can provide an option for extended family (adult children, parents, live-in caregivers). In areas such as the City of Vaughan, secondary suites offer a greater opportunity to add to the rental housing stock compared with building new as cost of land is high and achieving affordability is challenging. Secondary suites can provide more housing choices and greater mix of housing. For example, they can provide rental housing for individuals who would prefer to live in a lower density community (i.e. Seniors and students). � In addition, second suites provide rental income to homeowners and flexibility to offset costs of home ownership or home maintenance. For example, a secondary suite can help a first time homebuyer afford their mortgage, allows a senior to remain in their home longer by having someone to help with maintenance, and can provide income to persons and families on a fixed income. Outward growth is also increasingly limited within the municipality and secondary suites can help areas meet intensification goals. Secondary suites allow for new housing and intensification without major changes to the built form or character of established neighbourhoods. Secondary suites can also contribute to neighbourhood revitalization by increasing demand for amenities and services and contribute to social diversity, in particular within neighbourhoods that have experienced a decline in population. Can also create construction/renovation jobs.


1. Obtain an understanding of the potential issues associated with the provision of secondary suites

2. Conduct a study with the benefit of a public consultation process

3. Recommend a ‘made-in Vaughan’ approach to the regulation of secondary suites

4. Identify tools required to implement the strategy

Study Objectives


Approach to Study

Contextualize and Understand

•Develop consultation strategy

•Review current policy context

Identify and Analyze

•Conduct market assessment

•Research examples from other areas

Conceptualize and Plan

• Identify key issues

•Develop potential approaches

Evaluate and Assess

•Develop policy alternatives

Recommend and Report

•Prepare report•Present to

Council

CONSULTATION

Presenter

Presentation Notes

Back in the Spring of 2013…. SHS was engaged and worked with the City at the onset of the study to develop a consultation strategy, to develop terms of reference for the task force and to conduct research on existing policy as well as what is going on in other municipalities with respect to secondary suites We also worked on conducting a market assessment – which focused on taking a look at the demographic trends and supply of housing in Vaughan to help determine the need for secondary suites Phase 3 really focused on beginning to identify the key issues with respect to secondary suites – much of this work was focused on consultation activities which will be described in the next slide Currently, we are in the fourth phase where our work is aimed at developing a set of policy directions for consideration by City Staff, the Task Force and yourselves Following this work, a report will be prepared and presented to Council for final direction Importantly, while there has been a lot of work underway over the last 9 months or so and we are starting to formulate some policy directions there is still much work to be done from an implementation standpoint.


Consultation

May ‘13 July ’13 Dec’13 Apr ’14

Kick Off!

First Task Force Meeting

Survey

Open Houses

Open House 2

Web Page Launch

Technical Advisory Committee Established

DRAFT POLICIES

Presenter

Presentation Notes

Consultants engaged and project team established (February and March 2013) Public Kick-off meeting – May 2013 to introduce the study and solicit interest for Task Force membership Web page and online survey launched May 30th 2013 – purpose of survey was to obtain feedback on issues/concerns and opportunities surrounding legalizing secondary suites in Vaughan. Webpage was updated regularly with information/presentations and event notices Task Force Committee established and first meeting held in July 2013 * 6 meetings to date Technical Advisory Committee was also established in the summer to provide expert knowledge – members include: City Staff (Building, Planning, Engineering, Emergency Planning, By-Law and compliance, Legal services, Recreation and Culture, Financial Services), City of Vaughan Fire and Rescue Services, York Region Police, York Region Staff (Planning), Building Industry and Land Development Association (BILD), York Region School Boards (Catholic and Public), CMHC, and MMAH * Been meeting since August 2013 Public Open Houses (2) held in December 2013 – purpose was to share information on secondary suites and gather input on issues/concerns and opportunities Public Open House – TODAY – to gather feedback on preliminary policy recommendations Will have a statutory public meeting – date not confirmed Comment on Task Force: Mandate “to provide Council with recommendations based on the members experience and knowledge of the Secondary Suites subject and/or knowledge of local conditions and concerns. The Task Force will prepare advice to Council in response to the information that results from the study work, including research conducted by the project team and the public consultation process.”


1. Neighbourhood Character

2. Health and Safety

3. Infrastructure

4. Education and Awareness

Defining the Issues and Opportunities

Presenter

Presentation Notes

Through the study Kick-Off meeting held in May 2013, the online survey conducted from June to December 2013 and through initial meetings with the City of Vaughan Secondary Suite Task Force, several key issues emerged providing a framework for developing a ‘made-in Vaughan’ approach to secondary suites. These key issues can be summarized under four focus areas: SEE SLIDE As part of the Secondary Suite Task Force meetings, a series of presentations and discussions with City Staff and the Technical Advisory Committee (TAC) were held with the goal of providing additional information, insight and experience to the identified issue sIn addition, the consulting team conducted further research to help inform the identified issues. Part of this research included a scan of existing secondary suite policies from other jurisdictions. The above issues set out the framework for defining and developing potential approaches and tools to address the key issues and opportunities (including Official Plan policies and Zoning By-law requirements).


Preserving the character of the neighbourhood means ensuring that secondary suites are in keeping with the look and feel of the neighbourhood.

Issues and concerns include:– Location of secondary suites– Parking – Absentee landlords– Property standards– By-law enforcement

Neighbourhood Character

Presenter

Presentation Notes

Property standards include things such as setbacks, landscaping and driveway regulations, location of entrances)


Secondary suites need to be safe and liveable for the individuals and families who live in them. The Province sets standards in the Ontario Building Code and Fire Code to make sure that a home is safe for the people who live there.

Issues and concerns include:– Safety of tenants– Insurance– Neighbourhood safety

Safety


Maintaining the current level of services as the population grows is important to the City and its residents.

Issues and concerns include:– Strain on existing infrastructure and services (garbage,

water, schools)

Infrastructure


Greater community awareness of secondary suites can help minimize negative impact on neighbourhoods.

Issues and concerns include:– Public education of secondary suites– Understanding legislation and regulatory framework– Understanding costs of legalizing secondary suites

Creating Community Awareness

Presenter

Presentation Notes

Increasing everyone’s awareness of secondary suites as well as the responsibilities associated with having a secondary suite will contribute to the success of the City’s secondary suite policy once it is implemented.


Preliminary Recommendations

TAC

Task Force Research

Public Consultation

How we got here

Presenter

Presentation Notes

Based on the framework of issues and concerns, a series of potential approaches was developed, reviewed and discussed in order to put forward recommendations to help guide and implement the City of Vaughan’s Secondary Suite Policy. Discussions were held with City Staff, the Secondary Suites Task Force and the Secondary Suites Technical Advisory Committee. The main purpose of these discussions was to share and explore the most appropriate approach for the City to take in addressing the key issues (identified in Section 3.0) given what was learned from open house participants, existing research and the experience of Staff, the Task Force and technical experts. Note: Task Force has had 6 meetings to date with one more scheduled for April TAC has had approximately 5 meetings (some smaller group meetings)


Policy Development Process

Implementation Tools

Zoning By-law

City Official Plan

York Region Official Plan

Provincial Policy Statement

• Registration/Licensing program

• Enforcement Strategy• Monitoring Tools• Community Education

Program

General

Specific

Presenter

Presentation Notes

Figure describes at a high level the planning process… Direction from the province Direction from YROP Develop guiding policy (OP) Develop specific regulations (Zoning) Develop Implementation tools and strategies


Recommendations are presented by four key planning tools:

1. Official Plan – provides an overarching statement of the City’s direction in the permission of secondary suites

2. Zoning By-law –implements the objectives and policies of the official plan through regulating and controlling land use

3. Enforcement and Monitoring – offers strategies to enforce the City’s policies and regulations

4. Community Education – outlines approaches to creating greater awareness of the secondary suite policy and continued engagement in the planning and implementation processes

Preliminary Policy Recommendations


The following Official Plan policies are being put forward for consideration:1. Deleting Policy 7.5.1.4 d. “… allowing secondary suites where deemed appropriate by

a City-initiated study”2. Adding the following new policy 7.5.1.57.5.1.5 Secondary Suites shall be subject to the following policies:

a) Secondary Suites may be permitted in a building and on lots where theprincipal use is a single detached, semi-detached or street townhouse dwellingprovided that:i. There is a maximum of one (1) secondary suite per principal dwelling unit;ii. All requirements of the Ontario Building Code, Fire Code and City By-laws

are satisfied.b) Secondary Suites will not be permitted on all single detached, semi-detached

and townhouse lots. The implementing zoning by-law will establish standardsand criteria that must be met before the Secondary Suite can be considered tobe inconformity with the zoning by-law.

c) Council may adopt further regulatory measures regarding the implementation ofa program to permit secondary suites in accordance with the policies of thisPlan. Such measures may include, but not be limited to, the registration,licensing, monitoring and provision of public education.

Official Plan Draft Recommendations

Presenter

Presentation Notes

Essentially the recommended guiding policy is that secondary suites are permitted in single detached semi detached and street townhomes (not block town homes which are typically condominium townhouse blocks) and only one secondary suite is permitted per dwelling/lot AND all secondary suite requirements within the OBC, Fire Code and City By-laws including the zoning by-law (which we will look at next) must be satisfied


In keeping with the concept of criteria based zoning standards, the following requirements have been developed for further consideration:In Section 2.0 DEFINITIONS of By-law 1-88:

Include a definition for a Secondary Suite: “Secondary Suite – Means a self-contained residential unit located within and accessory to a residential dwelling. A secondary suite has its own kitchen and bathroom.”

Change the term “Dwelling, Single Family Detached” to “Dwelling, Single Detached”. Update use of this term elsewhere in the By-Law.

Change the definition of a “Dwelling, Semi-Detached” to mean “a building containing a maximum of two (2) dwelling units.”

Add the following clause to the definition of a “Dwelling, Duplex”: “A dwelling that includes an accessory secondary suite is not a duplex.”

Zoning By-Law Draft Recommendations

Presenter

Presentation Notes

The following recommendations are additions and changes to the City’s Comprehensive Zoning By-law


Zoning Standards Regulations

In Section 3.8, PARKING REQUIREMENTS add “Residential – Single Detached, Semi-Detached, Street Townhouse with Secondary Suite” as a type of use with a minimum of “3.0 parking spaces per dwelling unit”.

In Section 4.1, GENERAL PROVISIONS in residential zones include a new Subsectiontitled Secondary Suites stating that “Secondary suites may be permitted located withinand accessory to a single detached, semi-detached or street townhouse dwelling unit,subject to the following provisions:

a) The addition of a secondary suite in a dwelling shall not change the use of the subject lands;

b) A maximum of one (1) secondary suite shall be permitted;c) The lot frontage shall exceed 9.0 metres;d) The minimum gross floor area of a secondary suite shall be 35 square metres;e) A secondary suite shall not occupy more than forty-five percent (45%) of the

above finished grade gross floor area of the dwelling within which it is located;


Presenter

Presentation Notes



Zoning Standards Regulations cont…

f) Entrances to secondary suites shall:• Be separate from the entrance to the principal dwelling, either as separate

exterior entrances or from a common indoor vestibule;• Be accessible from the street via a paved walkway or driveway;• Not be visible from or located in front of the principal entrance of the adjacent

building.g) New entrances for secondary suites in existing dwellings shall not be permitted on

the façade facing a public road;h) A secondary suite will not be permitted in a dwelling unit accommodating

boarders, containing a home occupation, a private home daycare or private home tutoring.

3. Add a provision to Section 4.1.5 Home Occupation: “A home occupation will not be permitted in a dwelling unit containing a secondary suite.”


Presenter

Presentation Notes



In looking at the enforcement of the City’s secondary suite policy, the following measures are currently under consideration:

• Evaluating the implementation of a form of registration and/or management program (i.e. licensing) taking into consideration possible fees, inspection requirements and the benefits of a grace period

• Developing a monitoring process to help determine the impact of secondary suites

Enforcement and Monitoring Draft Recommendations

Presenter

Presentation Notes

Previous two sets of recommendations have been related to specific policy and regulatory requirements, the following slides - Enforcement and Monitoring and Education - are recommendations meant to provide considerations to the City as implementation tools .


It is recommended that the City develop and implement a Secondary Suites Education program to create greater community awareness of the City’s secondary suite policy and for providing educational resources to residents.

Resources to consider include:• Landlord “how-to” kit• Fact sheets on City policy and regulations• Information on other regulations such as Ontario Building

Code and Fire Code• City’s secondary suite webpage (maintain)

Community Education Draft Recommendations

Presenter

Presentation Notes

Also recommended that the City have information available in both hard copy and online versions, that material be visual and easy to understand and that information where appropriate be available in multiple language.


• Permit secondary suites in single detached, semi-detached and street town homes AND only one per dwelling

• Must adhere to Ontario Building Code, Fire Code and City By-laws

• Must have min. 3 parking spaces in total• Must have lot frontage of at least 9.0 metres• Must be smaller than ‘main’ portion of dwelling• Must have separate entrance at back or side (not visible from

adjacent building), unless entrance was designed and accommodated for at the time of original construction

• Not permitted in a dwelling with home occupation, private home day care, private home tutoring, or accommodating boarders

Summary of Draft Policy Framework

Presenter

Presentation Notes

Based on the previous slides, the following provides a summary of the overarching proposed policy direction of secondary suites. **Need to check on ‘accommodating boarders’


Panel Discussions

Presenter

Presentation Notes

We would like to open it up now to questions from you to ourselves, City Staff and our Technical Advisory Committee members present today: List TAC and Staff that are present: We will begin by looking at the OP, then Zoning and finally the other recommended strategies for Enforcement and Community Education


An Inclusive Discussion• Be respectful of others’ perspectives and ideas• Use non-discriminatory language

A Focused Discussion• Discussion is on land use planning• Discussion is not a format for negative discussion about people

Keeping in Mind…

Presenter

Presentation Notes

Just background…. The Ontario Human Rights Commission recently released “In the Zone: Housing, Human Rights and Municipal Planning” which is a guide that offers an overview of the human rights responsibilities of municipalities with regard to housing. This guide reminds municipalities that official plan policies and zoning by-laws can only deal with land use planning and that these cannot set standards, requirements or prohibitions that relate to who lives or uses the property. In other words, policies and by-laws can regulate the built form but not the people living or using the built form. It is also important to note that because the Human Rights Code is quasi-constitutional, it has primacy over provincial and municipal legislation. This means that when municipal by-laws and the Human Rights Code conflict, the Code takes precedence. Canadian courts have stated that zoning powers do not include the power to zone by referring to the user of the land or to define the use by referring to a personal characteristic. So it is important for municipalities to ensure that the policies and by-laws support the development of inclusive communities and do not discriminate, whether intentionally or unintentionally, against Code-protected groups.


Panel Discussions• Do you agree with the preliminary Official

Plan policy recommendations? Why/Why not?

• Do you agree with the preliminary Zoning By-law recommendations? Why/Why not?

• Do you agree with the other recommended strategies? Why/Why not?

Presenter

Presentation Notes

Open discussion. Starting with the more general guiding policy within the OP (put up slide on OP) Moving to the more detailed regulations on Zoning (put up Zoning slides) And now looking at the recommendations around implementation such as enforcement/monitoring and community education (put up appropriate slides)


Closing RemarksArminé Hassakourians• Opportunities for further input

• Next Steps

Presenter

Presentation Notes

Recap objectives of the public consultation and note the importance of the information received Outline the next steps Remind participants that there is still more work to be done on implementation, education etc. and participants can stay informed on City’s website (next slide) Thank the group and provide any other closing remarks


Thank youStay informed on the development of the City’s Secondary Suites

Study by visiting: http://www.vaughan.ca/secondarysuites

Armine [email protected]

Jodi [email protected]

http://www.vaughan.ca/secondarysuites

city of vaughan city-wide secondary suites study · back in the spring of 2013….\爀屲shs was...

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