Debating the legalization of secondary suites in Gibsons brought together landlords and renters alike at Wednesday's workshop with consulting firm Holland Barrs Planning Group Inc.
Since revamping the town's official community plan in 2005, planning staff have considered legalizing secondary suites for rental purposes.
While there are many illegal suites already in use, concerns around poor living standards, sub-standard building practices, lack of taxes paid and amenities being overused were major factors for the opposition to the bylaw amendment.
"While I am hesitant to make the full move to legalizing, the cost to bring all the illegal suites up to B.C. building codes will cost the homeowners, but new houses being built with suites should have the opportunity to make them legal," said municipal planner Chris Marshall.
With some 20 people in attendance, the decision to legalize secondary suites was split down the middle. Some stated that making the move would improve affordable housing opportunities on the Sunshine Coast.
"Right now we are subsidizing affordable housing in the community. Right now they get free water, sewer and garbage collection. It's the federal government that is missing out on the taxes," said Mayor Barry Janyk.
According to the Sunshine Coast Affordable Housing Task Force's annual report, there are 1,700 homes on the Sunshine Coast that are in core-housing needs, with more than a quarter of the occupants' monthly income going towards living costs."Every day, I have to tell people that it is illegal to have a secondary suite in their home. There is definitely a market out there for them" said Angela Letman, development planner for the District of Sechelt. "As it stands right now, we are allowing sub-standard living conditions for tenants who live in suites that aren't up to building code standards."
Presently, B.C. building codes state that a secondary suite should not exceed 90 sq. m and 40 per cent of the total area of the building, with the cost of upgrades ranging from $5,000 to $10,000.
As per research compiled by Holland Barrs, secondary suites would require an additional parking space, raising other concerns with potential density issues in Lower Gibsons.
"If more vehicles come into Lower Gibsons, it is going to increase an already dense parking situation," a Gibsons landlord explained.
Possible solutions were brainstormed, including fare discounts for carpool users and transit passes for occupants that don't own a vehicle, as well as personal water metres being installed to accurately measure individual water usage.
All ideas raised at the workshops will be complied into a draft policy designed by Holland Barrs and will be brought back for public viewing at two open houses next month.
