{"id":40581,"date":"2017-11-24T16:32:00","date_gmt":"2017-11-24T21:32:00","guid":{"rendered":"https:\/\/huntsville.dopperonline.ca\/?p=40581"},"modified":"2017-11-24T16:39:20","modified_gmt":"2017-11-24T21:39:20","slug":"affordable-housing-airbnbs-and-building-heights-all-part-of-official-plan-discussions","status":"publish","type":"post","link":"https:\/\/doppleronline.ca\/huntsville\/affordable-housing-airbnbs-and-building-heights-all-part-of-official-plan-discussions\/","title":{"rendered":"Affordable housing, Airbnbs and building heights all part of Official Plan discussions"},"content":{"rendered":"

Huntsville\u2019s Planning Committee had a lively discussion at its November 15 meeting about policy directions which staff will use to update the Town\u2019s 2006 Official Plan (OP) with the help of a consultant.<\/p>\n

Discussions included secondary suites, affordable housing, height restrictions and whether to regulate Airbnbs.<\/p>\n

Currently Huntsville encourages secondary suites and structures mostly in the urban area, but not on the waterfront. Secondary suites are also not permitted in townhouses or semidetached homes and that is something that will be explored further, according to Manager of Planning Services Kirstin Maxwell. Also, while secondary suites are encouraged in the urban parts of Huntsville there are more restrictions in place in the rural area, especially as it pertains to secondary structures, in order to ensure that septic systems and wells are able to accommodate the added living space and to ensure that the natural environment and large natural areas are maintained, explained Maxwell.<\/p>\n

<\/broadstreet-zone><\/strong><\/div>\n

\u201cIf it ends up being that there’s, in function, two dwelling units on a lot, then in future you have the ability to come in and create a new parcel with a dwelling on each lot and so there’s more long-term implications to that,\u201d Maxwell cautioned.<\/p>\n

But making secondary suites more restrictive and allowing secondary structures only in urban areas did not sit well with some committee members who argued that a mix of housing is necessary in order to encourage more affordable and diverse housing in the community.<\/p>\n

\u201cI don\u2019t understand how you can create a second dwelling out of a secondary suite,\u201d said Councillor Jason FitzGerald. “Surely we have wording that enables us to maintain a secondary suite versus a subdividable dwelling.”<\/p>\n

Planning Committee Chair Nancy Alcock said it is contradictory to try and encourage more and varied housing on the one hand, and then to restrict it in rural areas on the other.<\/p>\n

\u201cWhy is it okay to have a secondary suite above your garage if your garage is attached to your house in the rural area, but it\u2019s not okay if your garage is 10 feet away from your house\u2026 it\u2019s not logical to me,\u201d said Alcock, who argued that the creation of a new lot involves requirements such as proper road frontage and an entirely separate planning application.<\/p>\n

If people are concerned that we\u2019re entirely changing the face of the rural area, we can\u2019t do it because there is a limit. So, to me, it\u2019s allowing flexibility and I believe that that\u2019s what we want to do if we want to achieve another really important issue in our Official Plan.planning committee chair, Councillor Nancy Alcock, referring to increasing the supply of housing<\/cite><\/p><\/blockquote>\n

While Deputy Mayor Karin Terziano cautioned committee not to open a \u201ccan of worms\u201d, Councillor FitzGerald argued that housing, especially rental housing, in rural Huntsville might be cheaper.<\/p>\n

\u201cIn the urban area are the rents going to be 20, 25 per cent higher than the rural area? More than likely. Is there a need for people to have the ability to live in rural areas with less expense for living? I think there is. And the aging population, what\u2019s going to happen with that? I think to be restrictive of it is a mistake. To not allow it is a mistake and for us not to address it is shortsighted,\u201d FitzGerald said, referring to the ability to create secondary or ancillary housing in rural areas of Huntsville.<\/p>\n

\u201cIt\u2019s a difficult thing because at the same time as we\u2019re saying we should allow them everywhere, we\u2019re also saying we should limit the amount of development in the rural area so that the natural environment and the large natural areas are maintained\u2026. we\u2019re trying to [find a] balance,\u201d said Maxwell.<\/p>\n

Maxwell pulled up the District\u2019s wording on the issue as it too updates its Official Plan. \u201cThey\u2019ve recognized that there can be an ancillary structure in any land use designation except the waterfront, and that they can be considered as standalone ancillary structures, like a coach house, in any land use designation except the waterfront as well, provided that they are clearly accessory to the primary residential use,\u201d she noted.<\/p>\n

Staff is expected to add a similar definition to Huntsville\u2019s updated OP.<\/p>\n

Airbnbs: should they be regulated?<\/strong><\/p>\n

The impact of Airbnbs also got committee\u2019s attention.<\/p>\n

\u201cWe\u2019re potentially opening up a can of worms and I think it\u2019s important to get around what that could be and what are the measures we could put in place to ensure that we don\u2019t end up going down roads that we didn\u2019t intend to,\u201d said Councillor Jonathan Wiebe.<\/p>\n

There are different ways of approaching it but I think it\u2019s not going away, I think it\u2019s going to become a greater factor in the fabric of this community. It\u2019s a tourist destination and with tourist destinations comes the renting of accommodations.Councillor Jonathan Wiebe regarding Airbnbs<\/cite><\/p><\/blockquote>\n

Wiebe said he\u2019s not against Airbnbs; in fact he\u2019s in favour of the freedom to rent out accommodations if one is either not there or has a suite in the garage to rent. \u201cBut the flip side is can it go too far? Can it have a negative effect on whether it\u2019s the economy or the quiet enjoyment of the neighbourhood, etc.? I think there\u2019s a discussion there.\u201d<\/p>\n

<\/broadstreet-zone><\/strong><\/div>\n

Further discussions led to questions as to whether the use should be addressed through the Official Plan, whether it is a bylaw issue or whether it\u2019s a commercial licensing issue.<\/p>\n

Councillor Bob Stone who has been pushing for regulation on the issue for some time said hotels have complained vehemently about the practice.<\/p>\n

\u201cThey pay certain taxes, which Airbnbs do not. They have to have certain licenses, which Airbnbs do not, so we need to rectify that, for sure. I don\u2019t know, again, how and when we\u2019re going to do that,\u201d said Stone.<\/p>\n

Alcock said it is a Pandora\u2019s Box that in her mind has already been opened, like the whole concept of accessory units. \u201cWill this exacerbate it? Maybe, but as I said the Pandora\u2019s Box is open because people just renting their rooms is causing a problem, without being licensed or whatever\u2026 I think it is a much bigger issue. I think it is a separate bylaw that looks at Airbnb and what other municipalities have done,\u201d she said.<\/p>\n

Staff indicated that the issue would be looked at separately, at least from a business licensing rather than a land use planning perspective.<\/p>\n

What about the height of buildings?<\/strong><\/p>\n

Deputy Mayor Karin Terziano questioned at what part of the process specific details such as height restrictions get hashed out. \u201cWhen do we get to that and if we approve the policy now without addressing any of these things, are we still going to be able to do it?\u201d<\/p>\n

\u201cThose nitty gritty details will all come up in the first draft of the Official Plan. So when we have the consultant engaged and they\u2019ve started the draft, we\u2019ll bring the first draft through with all those details of how to do things,\u201d explained Maxwell. \u201cWe\u2019re suggesting for heights that there would have to be tests that they (developers) would have to meet in order to change the height limitations in much more detail than what we have right now because currently there is only one policy in the urban area that speaks to height.\u201d<\/p>\n

Director of Planning Derrick Hammond said there will be height policies which provide a series of tests in the urban centre and a different set of policies applied to the waterfront. He said his hope is to eventually use a digital elevation model to identify areas within the urban centre where height may be able to be increased subject to certain criteria.<\/p>\n

Work on updating Huntsville\u2019s Official Plan \u2014 which sets out how lands will be developed throughout the municipality \u2014 continues. To find more about the OP itself and what is currently being considered, click here<\/a>.<\/p>\n

Don\u2019t miss out on Doppler! Sign up for our free newsletter here<\/u>.<\/a><\/strong><\/p>\n

<\/broadstreet-zone>\n","protected":false},"excerpt":{"rendered":"

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