Okotoks town council was presented with a proposal which may increase the number of secondary suites in the community as part of the Town’s efforts to provide more affordable housing.
“All of these changes will allow for the possibility of secondary suites in a much larger number across the community,” Jamie Dugdale, Okotoks corporate strategist (planning), told council at its public meeting on March 25. “However, to limit the number of suites approved in any one neighbourhood, the task force also suggested no more than 15 per cent of parcels in any neighbourhood could accommodate a suite.”
At present, there is no limit on how many secondary suites can be in a neighbourhood.
The bylaw is expected to receive first reading at council’s April 8 meeting. It will then be presented to the public at the Okotoks Chamber of Commerce trade fair on April 12-13 and the community will then be allowed input at a public hearing on April 22.
Other recommendations include removing the existing maximum size of studio suites entirely and reducing the number of parking spaces required for a single-attached dwelling from four to two.
Another recommendation is allowing for more than one bedroom in a secondary suite.
“This will indirectly create several more opportunities for secondary suites in a community,” Dugdale said.
The proposals came from the affordable housing task force, which was asked to come up with
recommendations at council’s March 13 meeting.
The public having input was stressed by Roy Steinhauer, who lives in the Okotoks Drive area, who told council residents were alarmed that the changes were being proposed when he canvassed the neighbourhood about the issue.
“Unequivocally, everyone of them said they do not have enough information,” Steinhauer said. “When they see the little write up in the paper, ‘bylaw such-and-such change’ they can’t relate that to someone could be building a house in my backyard or a chicken coop. It’s just a little blurb that no one understands.”
He said while residents are informed about changes to garbage collection, for example, by notices sent home, they are not aware of such large changes as “having another subdivision super-imposed on the existing subdivision doubling the density.”
Councillor Tanya Thorn stressed at present there is no limit to secondary suites in a community and the proposed changes are not major ones.
The 15 per cent limit of secondary suites in a neighbourhood did face some opposition from council. Councillors Thorn and Florence Christophers weren’t necessarily opposed to the 15 per cent, but were concerned about having a number being presented to the public as it would give the impression of a decision already being made.
Dugdale said the 15 per cent number was put in there to give the public some comfort in that secondary suites will suddenly drastically increase the density in a community.
“Anecdotally we know this doesn’t happen, there are several barriers, costs, safety codes,” Dugdale said. “There is no magic to that 15 per cent number, but we wanted to put in some comfort to the public that wouldn’t happen.”
Councillor Matt Rockley wanted to eliminate the 15 per cent altogether – stating it could result in an increase of illegal suites once that number is reached.
“Currently, we don’t have neighbourhood limits on suites,” Rockley said. “It’s discretionary use, it’s a case by case basis, we don’t have the 15 per cent.
“It creates a safety concern for me. Suites are always going to exist… It really comes down to whether or not municipalities want to know about them.”
Town administrator Elaine Vincent, who attended task force meetings, said one of the reasons for the 15 per cent cap was to get secondary suites done quickly and getting more accommodations in place.
The proposed changes, such as to increase the floor space, was to accommodate small factors which may prevent individuals from having a home.
Coun. Ed Sands said he attended one of the most emotional meetings of his 20-plus years councillor career when he was informed of families having to be evicted because of minute details.
He said the proposals would not mean drastic changes.
“Coun. Christophers and I sat in planning commission hearings last year that broke my heart,” Sands said. “Because someone’s suite was five-metres or 10 metres too large, we had to deny.”
He said the commission were effectively evicting people and families.
“It was heart-breaking,” Sands said. “These people are already in our community and they weren’t impacting the community.”
The task force was established to study how to bring more affordable housing to Okotoks. A proposal for an eco-village of small homes in the D’Arcy area has been passed.
The public can also submit written proposals to council for the April 22 hearing. For more information got to okotoks.ca
Some changes were made from the original due to misinformation.
