Housing on North Pender Island Local Trust Committee Housing on North Pender Island SECONDARY SUITES North Pender Island Local Trust Committee Top Priority Policy Project

North Pender 2008 Housing Task Force: “Concerns about existing rental rates, lack of affordable housing for service providers, employees in the business sectors, and for the aging community members.” In January 2008, the North Pender Island Local Trust Committee established an Affordable Housing Task Force (made up of Pender Island residents) to look at housing need. The Task Force conducted a survey of housing needs as part of its report and concluded that “affordable housing is important for the Island if it is to be a place that attracts all ages and income groups as well as ongoing economic investment interest (i.e. services, programs, infrastructure improvements, etc.). However, there are concerns about existing rental rates, lack of affordable housing for service providers, employees in the business sectors, and for the aging community members.”

Diversifying the housing stock supports a diverse community. Legalization of suites is the most frequently suggested action to increase the supply of affordable housing stock in the community. Integrated into existing settlement pattern, compatible with Rural sense of place Offers rental housing, seniors can age in place, employee housing, mortgage helpers. Diversifying the housing stock supports a diverse community. It’s the least we can do to address housing needs on the islands.

The Affordable Housing Options Continuum Emergency and Cold Weather Shelters Housing for Homeless and/or Special Needs Housing for those at Risk of Homelessness Housing with Rental Assistance or Rent Limits Non-Market Home Ownership Rental Housing Home Ownership Government Subsidized Housing Non-Market Housing Market Housing Secondary Suites are considered “Low End Market Rental”

Efficiencies of shared footprint Young Adults, employees Rental housing & mortgage helpers Granny Flats, Young Adults, employees At the macro level - Secondary suites are sustainable. . .contribute to diversifying the housing stock which supports a diverse community. We know there are suites already in existence - But because they are not permitted by zoning, they are not eligible for building permits and the Capital Regional District Building Inspectors cannot ensure that these suites are healthy or safe places to live. And because these suites don’t have building permits or occupancy permits, the Vancouver Island Health Authority doesn’t know they are there, so the septic systems of houses with suites may or may not be big enough for the demand put on them.

Islands Trust Zoning + CRD Building Permit Approval (Must prove septic and water) = Legal Suite

Standard Regulations: Secondary suites are accessory to the principal use of a single detached dwelling unit. Use of a secondary suite for short term vacation rentals is prohibited There is a maximum of one secondary suite permitted per principal dwelling. A secondary suite must be contained within the walls of the principal dwelling unit. A secondary suite must have separate access and egress from the principal dwelling unit. The maximum floor area for a secondary suite is 90 m (968 ft2) or a maximum of 40% of the floor area of the principal dwelling unit, whichever is the lesser. One on-site parking space must be provided for the occupant(s) of the suite.

Suites on other Islands: Hornby Island Denman Island Gabriola Island Bowen Island Salt Spring Island Mayne Island Galiano Island Limited uptake – Planning staff are aware of: 1 suite on Mayne since bylaw adopted in XX 6 building permits approved on SSI – 11 have applied. The water district there is denying connections and the CRD isn’t issuing building permits.

Magic Lake Water & Sewer Service Area: Service area includes 1,206 parcels of which 1,012 are serviced. All serviced lots are metered – Great for monitoring. At 3 people per service, the estimated current service population is 3,036 with a buildout population of 3,618. Based on recent system upgrades and allowing 3 people per service, the ultimate population that can be served is 7,024. MLWSC will have the opportunity to consider each application for a secondary suite on a case by base basis. Need to consider what kind of resolutions or bylaws each district might want to pass in order to respond to referrals from the CRD for secondary suites. May want to explore a program for water conservation with those property owners that want (or already have) suites (or in general for all users). May want to explore doing an infrastructure demand study and consider what support can be offered by Islands Trust and other levels of government towards this goal.

Magic Lake Water & Sewer Service Area: Two separate sewage systems in one service area Service area of 714 parcels, 638 are serviced. Currently the two systems cannot meet the current peak wet weather flows; no capacity available for growth. Sewage system upgrades within next 4 years, subject to a borrowing referendum. MLWSC will have the opportunity to consider each application for a secondary suite on a case by base basis. Need to consider what kind of resolutions or bylaws each district might want to pass in order to respond to referrals from the CRD for secondary suites. May want to explore a program for water conservation with those property owners that want (or already have) suites (or in general for all users). May want to explore doing an infrastructure demand study and consider what support can be offered by Islands Trust and other levels of government towards this goal.

Bylaw Amendment Process Draft Bylaw: Community Feedback 1st Reading Community Information Meeting(s) 2nd Reading Public Hearing 3rd Reading Executive Council approval Ministerial approval Final Adoption

DISCUSSION