City keeps control over suites

by Richard Rolke - Vernon Morning Star posted Jul 20, 2014 at 1:00 AM
Vernon officials hope to keep landlords accountable for tenants while following the letter of the law. A legal opinion called into question the city’s ability to force an owner to reside on a property that has a secondary rental suite, so the draft bylaw will now change so only one rental suite is allowed per single-family residence. “It does basically the same thing,” said Mayor Rob Sawatzky Monday. “If only allowed to one tenant, most economic drivers mean they have to live in it (property).” Staff had recommended scrapping restrictions altogether. Opposition to changing the bylaw came from Councillors Bob Spiers and Juliette Cunningham, who wanted the status quo by ensuring a property owner lives on site. “We’re trying to be sensitive to residents that will be impacted (by suites),” she said of noise and traffic issues. During a public hearing, council was urged to consider the needs of neighbourhoods and to require property owners to live on site with tenants. “For most taxpayers, their home is their biggest investment and they deserve protection of that investment,” said resident Barry Beardsell. “They want to see the character of the single-family zone maintained.” Cathy Brothen told council there have been issues with rental suites in her area. “The owner of the house lives in another country and we watch the problems balloon,” she said of parking. Bill Wagner also called for some guidelines, such as a limit on how many suites are allowed in a particular area. “You are introducing a business into a residential area and because you don’t have the property owner there, you have no one to complain to,” he said. Chris Brothen questioned the need to change the owner occupancy rule based on other cities across the province. “There has not been a legal challenge to this requirement in any jurisdiction,” he said. Chris Brothen added that his neighbourhood’s concerns are not an attempt to prevent rental suites.“We do encourage secondary suite usage in Vernon. They provide mortgage help and allow families to stay together longer,” he said.

Two could become four with duplexes

Posted: Thursday, June 12, 2014 10:16 pm JOHN MOORHOUSE Penticton Herald
Duplexes could potentially become fourplexes under revised secondary suite regulations approved by Penticton city council. Council voted 5-1 this week to amend its zoning bylaws to allow secondary suites in duplexes. The changes also remove a requirement that the property owner must live in the same house that includes a secondary suite. No one spoke in opposition to the bylaw changes during a brief public hearing prior to council’s decision. Mayor Garry Litke was the lone council member opposed to the move, especially the removal of the owner occupancy requirement. The condition stems from a recommendation by the city’s affordable housing committee prior to the city’s move to legalize secondary suites in 2009. “It was seen as a necessary condition for the neighbourhood to accept them in their neighbourhood – that secondary suites needed to be monitored more closely,” Litke said. “It was seen as a mortgage helper. It was seen as an in-law suite.” Coun. Wes Hopkin said although he can understand a neighbourhood’s desire to preserve its character, he doesn’t see secondary suites as a threat. “I think there might be some motivation of fear in some of these neighbourhoods. There obviously are always bad renters that will have to be dealt with,” he said. “I think it’s only the minority of cases where this would be a problem.” Hopkin said he doesn’t believe that having the owner living in a home can prevent problems with bad renters. Anthony Haddad, the city’s director of development services, noted the city has had some difficulties in enforcing the owner-occupier regulation, especially if the home owner didn’t live on the property and couldn’t be contacted. “Certainly the rule change will allow both units to be rented out,” he said. “Staff will obviously be keeping a close eye on any enforcement issues.” The bylaw amendments do not mean an amnesty for existing illegal secondary suites, Haddad added. A building permit and subsequent inspection is mandatory for all secondary suites to gain city approval. Sufficient parking is also required.

Vernon Rules Against Owner-Occupied Suites

Written by Peter McIntyre 107.5 KISSFM Thursday, 12 June 2014 06:02
Vernon council has followed the advice of its lawyers, and won't require property owners to reside in single detached homes with secondary suites. Mayor Rob Sawatzky says there's been noise and parking problems in some communities with absentee landlords. "That will be what we'll be monitoring. If we see that there are complaints in the neighborhood, and in our desire to provide affordable housing we have creating problems for the neighbors, then we will deal with the issues as they come," Sawatzky tells Kiss FM. Sawatzky says making it mandatory for the owner to live at the site, would not have survived a court challenge.
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Don Quixote Note: The staff have been instructed to bring forward a change to Zoning Bylaw 5000.
This bylaw will then proceed after 3 readings, Public input , highways approval (If given 3rd reading after public input) and then adoption.

Vernon secondary suite requirement shot down

by Richard Rolke - Vernon Morning Star posted Mar 14, 2014 at 1:00 AM
Vernon officials are backing away from a secondary suite rule even though they still believe it’s the right thing to do. Lawyers have questioned a city bylaw that would force the owner to reside on a property that has a secondary rental suite, so the bylaw could ultimately be rescinded. “Because of legal opinion, I’m going to be forced to vote for this very reluctantly,” said Coun. Bob Spiers. The city has obtained a legal opinion to determine if it can require a property owner to live in either the primary unit or the secondary suite in the case of single-detached housing. “The advice received indicates that the city cannot legally have such a requirement in the zoning bylaw,” said planner Dale Rintoul in a report. “Deletion of the owner occupancy regulation in the zoning bylaw would enable the primary unit and the secondary suite to be occupied by residents that are not the owner of the property.” Under the current bylaw, council had wanted the property owner to live on site so there was oversight of tenant activities. “When you have an owner in the unit, there is less conflict for the neighbourhood,” said Coun. Juliette Cunningham of traffic, noise and property maintenance. Spiers believes rescinding the bylaw also goes against the original purpose of the rule. “It was supposed to be a mortgage helper for people,” he said of first-time home buyers. While owners won’t have to live on site, that doesn’t mean renters will be able to do what ever they want. ‘“We will still react to building complaints and parking complaints and they (suites) will still require a business license,” said Rintoul. Council has not made a final decision on rescinding the bylaw as it wants more staff information on legal implications as well as options to deal with enforcement of problems arising from suites.

Vernon Looks At Secondary Suite Changes

Written by Peter McIntyre 107.5 KISSFM Friday, 01 November 2013 06:00
The city of Vernon is taking a closer look at easing the rules around secondary suites. Council has given staff approval to investigate the feasibility of allowing homes with secondary suites, to not have the owner living in either the primary unit or the secondary suite. Supporters say it could create more affordable housing, but councillor Bob Spiers believes it will lead to people turning single family homes into what amount to duplexes, and he's opposed. "That's what really a secondary suite is, an up and down duplex, and they won't be paying all the required fees, and it becomes a rental unit. It's not something I would think would do the public any good." Mayor Rob Sawatzky says at this point, staff is just gathering information on the issue and finding out what other communities do. "Without the information we can't really be certain that our policy is the way we want it be," Sawatzky says. Sawatzky says the proposal was forwarded to council from the affordable housing advisory committee.
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Don Quixote Note: Presently legal secondary suites must take out a yearly business licence and must be owner occupied.

A list of licensed suites can be found by going to http://ecommerce.vernon.ca/vernoncf/COV_BusinessLicence_Search.cfm
AND type in secondary in business type line and click 'search'

Suite approval to be simplified

By Richard Rolke - Vernon Morning Star Published: January 18, 2013 1:00 AM
Efforts are underway to encourage secondary suites in Vernon and minimize issues around them. City council has directed staff to take a number of steps that would clarify requirements for secondary suites in residential homes and simplify the approval process. “It’s one of the approaches recognized in our affordable housing strategy,” said Coun. Juliette Cunningham of suites. “There are hundreds throughout the city and just 24 are legal.” Staff has been asked to investigate a streamlined process for secondary suites including reduced costs and requirements. Council also wants bylaws amended to eliminate billing for secondary suite owners at the base rate for water and sanitary sewer and maintain a base rate for garbage for all authorized secondary suites. Staff will also consider ways to encourage all new detached single-family home construction to include the provision for the future installation of a suite. One area that is also being pursued is distinguishing in-law suites from income-generating suites. “Adult children have taken on their parents and they get slammed with costs,” said Cunningham, adding that keeping families together should be considered differently than someone collecting rent. There could also be amendments to how illegal suites are handled. The affordable housing advisory committee has recommended requiring at least two written complaints from two different residents or business operators within a 50-metre radius and within a six-month period to initiate the bylaw enforcement process. “We want to reduce the angst for people when they are reported on by neighbours,” said Cunningham.

Rental costs climb in Vernon

By Richard Rolke - Vernon Morning Star Published: December 23, 2012 1:00 AM
Affordable rent continues to prove challenging for many local residents. The Canada Mortgage and Housing Corporation reports the average Vernon rent increased slightly between October 2011 and the same month this year. “There is adequate rentals for those with no income barriers but there’s still huge pressures for others,” said Juliette Cunningham, a city councillor. “I don’t see the pressure for families changing.” According to CMHC, the rent for a bachelor suite in Vernon during October 2011 was $518 while it is $525 this year. For a one-bedroom apartment, the average has gone from $634 to $637 a month. And for a three-bedroom apartment, the average rent has increased from $857  to $867 a month. Cunningham insists the city is well aware of the impact high rent has on families and the community. “We will keep chipping away at it,” she said, adding that changes to the secondary suite bylaw are being considered as a way of expanding affordable options. Conversations are also underway with the private sector to include affordable housing units in new residential developments. “We are also working with B.C. Housing and the land trust,” said Cunningham. Community-based organizations are also attempting to find solutions for residents. “Habitat for Humanity is working towards creating more housing,” said Cunningham. CMHC reports that the overall apartment vacancy rate for Vernon is 5.8 per cent, down from 7.4 per cent in October 2011. Cunningham isn’t concerned that Vernon’s rental market may be tightening. “That (5.8 per cent) is still considered a healthy vacancy rate. In 2008, it was 1.4 per cent,” she said. For specific categories, the vacancy rate for bachelor suites is 4.8 per cent, 5.8 per cent for one-bedroom apartments and 9.2 per cent for three-bedroom units. In Kelowna, the apartment vacancy rate was four per cent in October, up from three per cent for the same month last year.

Pedestrian needs considered

By Richard Rolke - Vernon Morning Star Published: October 28, 2012 1:00 AM
There will be no immediate changes to Old Kamloops Road.  Residents had asked for a bike lane, and that will be considered as part of the City of Vernon’s transportation plan next year. “It will show where the shoulder widening on Old Kamloops Road will fit into priorities,” said Rob Dickinson, engineering manager. When a bike lane could be installed will depend on other projects in Vernon and budgets. Residents have expressed concern that traffic on the road travels at a high rate of speed and the lack of a shoulder puts pedestrians at risk.
Accessibility promoted
The City of Vernon may help some teens with increasing their life skills.  Council is considering a request to provide 28 free bus passes to special needs students at Vernon Secondary School. “We could learn to confidently travel around Vernon,” said student Derick Morgan. The passes would help the students get to jobs or volunteer activities. “We are trying to integrate them into society,” said teacher Curt Russo of the need to ensure students are ready to leave school. “They’re afraid of it (transit) and they have never had the experience before.”
Suite proceeds
A secondary suite is moving ahead in an East Hill neighbourhood. Vernon council has granted a development variance permit so a second building can be constructed on a lot in the 3300 block of 18th Street. It will include a garage and a residential suite. Opposition came from Councillors Patrick Nicol, Catherine Lord and Bob Spiers. “This neighbourhood does not want this. It’s about protecting lifestyle,” said Nicol. However, Coun. Juliette Cunningham says there is a need to provide a range of affordable housing throughout the community.

Neighbours upset over suites

By Jennifer Smith - Vernon Morning Star Published: August 15, 2012 1:00 AM
Residents of a Coldstream subdivision are rallying to remove some unwanted neighbours. “We are being inundated with illegal suites,” said John Pringle, one of 16 residents fed up with secondary suites, and the added traffic they bring, in the Sage Pointe and Bayview Heights subdivisions. “As far as we can reckon there are seven illegal suites and one of the homes has two suites.” Suites are not permitted in single-family subdivisions, therefore building inspectors will not approve  homes with secondary kitchens. But generally what happens is suites are constructed after the inspection. “It’s very, very difficult to ensure compliance with that over the long-term,” said Michael Stamhuis, Coldstream’s chief administrative officer. Enforcement is typically only on a complaint basis, and Coldstream staff say that the situation is being addressed. “He (bylaw enforcement officer) makes himself a nuisance to the illegal suite owner and it has typically been successful,” said Stamhius. One of the illegal suites on Sage Pointe Crescent has been shut down, while tenants in another suite have been given 30-day notice to vacate by their owners. Residents opposed to the suites have given Coldstream a list of other suites in the area and Pringle suggests that the district could be liable if they aren’t dealt with. “If there was a fire it is possible that the district could be responsible if there was a loss of life or injury,” said Pringle. Coldstream will be re-examining the issue and will also be looking at options for increased density in other areas of the community. Suites provide affordable housing in the community (as well as helping homeowners afford their own mortgages), but there are also many short-term rental units within the area. “We have to admit, we live in a very desirable area for tourists,” said Coun. Maria Besso.

Secondary suites complicate insurance coverage

By Steve Kidd - Penticton Western News Published: July 03, 2012 3:00 PM 
If you have a secondary suite, legal or illegal, it’s best to make sure your home insurance company knows about it. According to some estimates, nearly one-quarter of B.C. residents help make the monthly mortgage payments by renting out a secondary suite. But even those who have gone through the process to create a legal suite may forget to notify their insurance company, while those with illegal suites may be even more reluctant, fearing that the information may be passed on to the city.“We ask them specifically. We don’t ask them if they are illegal suites or not,” said Peggy Bird of Valley First Insurance. While the legality of the suite doesn’t matter, other consequences of not informing an insurance broker about the presence of a secondary suite can be costly for a homeowner.“In the event of a claim, if they haven’t told about it, then the insurance company can decline. It depends on the company,” said Bird. The Canada Mortgage and Housing Corporation agrees that insurance companies need to be notified. Additional occupants, cooking facilities and living space may increase the potential for an accident to occur, all of which could affect the insurance premium.“The situations vary, so you really need to talk to your broker,” said Bird. “That is something we are pushing with our clients all the time. Your broker is more than happy to give you the proper information so you are not in a situation where you could be denied claim coverage.” And, she continued, that information is never passed on to anyone else. “There are privacy issues. They don’t pass any information on,” said Bird. “Whatever it is, it is confidential between you and your broker.” “To my knowledge, we haven’t had any inquiries from insurance companies,” confirmed Anthony Haddad, director of development services for Penticton. He said they are far more likely to discover illegal secondary suites when a home is sold and the city receives a request for a file search on permit approvals or other historical records regarding a property. “We are either following up through complaints and enforcement or people coming in to make them legal through the building permit process,” said Haddad. There is no telling how many secondary suites there actually are in Penticton, but in Vancouver and Toronto, they are estimated to make up close to a fifth of the rental stock, according to the CMHC. Haddad said the City of Penticton approved 41 secondary suites between 2009 and 2012. Of those, 19 were in new single-family buildings which included a secondary suite, while 22 were legacy suites, those were existing buildings that were approved before 2009, where they converted basements into suites. “We had a grace period, I think it was a year or so in 2009, and we received eight permits under the legacy suite program and the rest we had in 2010-2012,” said Haddad. To legalize a secondary suite, Haddad said they require a building permit, that goes through a review and approval process. “We also put a new address to it, so unit No. 2 or “A” or whatever, to identify it for emergency services,” said Haddad. “But in terms of insurance, that’s up to the property owner to take care of.”

'Suite' deal for home owners

by Wayne Moore -Castanet Jun 18, 2012 / 4:41 pm

Kelowna Mayor, Walter Gray has followed through with one of his his key post election promises. Gray and the rest of council unanimously approved a process that will make it easier and cheaper for homeowners to construct legal secondary suites in their homes. The new process, which received first reading Monday, will now go to a public hearing July 24. Changes to the new zoning bylaw will also allow secondary suites to be created within existing single-family dwellings throughout the city, rather than only in designated ‘s’ zones. “This strategy will help provide affordable housing in our community with minimal impact to neighbourhoods,” says Director of Land Use Management Shelley Gambacort. “No new infrastructure is required as the secondary suites are contained within existing single-family homes.” Carriage houses are not included in this strategy. They will continue to have a separate approval process. The new process would result in a 2 to 4-week approval process, compared with 2 to 4-months currently. The main difference is that applicants no longer need to go through the rezoning process. Of the 140 secondary suite applications forwarded to Council in the last three years, six were not supported at Council. “This approach continues to provide checks and balances,” says Gambacort. “The building, parking and servicing requirements for secondary suites are not changing. All Building Permit applications will be reviewed by City staff to ensure facilities can support the inclusion of a secondary suite. The required Building Permit application runs concurrent with a Business Licence application, which provides another level of oversight on the application, in addition to providing information for recourse after the secondary suite is in place.” The Housing Strategy (HS) endorsed by City Council in 2011 notes that more than half of households in Kelowna do not have sufficient income to buy housing. More affordable housing options are an identified need in Kelowna. The HS states: 'The city has a limited ability to influence the availability of housing stock to address the community’s needs. What the city can do is improve policy and zoning to support the needs for housing and make it clearer and easier to support housing proposals that would be suited to families.' Secondary suites already exist throughout the city, but those outside the former ‘s’ zones are illegal. This change addresses the reality of illegal suites and brings greater oversight to safety and neighbourhood issues.

West Kelowna council grapple with illegal suite issue

Mike Simmons - Kelowna Capital News Published: September 14, 2010 6:00 PM

Bylaw adjustments passed third reading on Sept. 7 as West Kelowna council continued to hammer out its stance on illegal secondary suites. Several bylaws were on the table to be adjusted. The zoning bylaw allowed changes to off-street parking and loading regulations to allow an additional parking stall required for two-bedroom suites. Adjustment to a fees and charges bylaw would allow an annual registration fee, suite inspections and utility billing at a reduced rate for legal suites.

Coun. Rosalind Neis pointed out that concerns brought up during a public hearing on the issue largely addressed resident’s rights to have input on zoning regulations for their neighborhood. Neis said if a consultant’s report can be believed, West Kelowna has 1,500 to 2,000 illegal secondary suites. She asked how staff would see enforcement of fines taking place. “If we can’t enforce a policy, it seems silly to have a policy.” Neis said the whole intent of the process is to bring illegal suites out into the open so the safety issues of people are addressed.

Planning manager Nancy Henderson said staff did discuss enforcement options. She noted there are methods to investigate the existence of illegal suites if necessary, or staff can wait until complaints occur. Coun. Duane Ophus said it is obvious the district came to this point because the issue of secondary suites was ignored. The district has to worry about whether suites are habitable and safe, acceptable rental accommodation. “It’s not a situation this council would have wished for.” He added that the situation is not substantially different from that faced by any other city of similar size. Prohibition of secondary suites does not seem to make the problem go away. “What we have to do is try to come to grips with that reality.” Coun. Carol Zanon said council has spent a lot of time on the issue. She noted there has been no discussion about the infrastructure or the capacity of a neighborhood. “I know that I have to accept this and swallow a lot of it.”

Zanon asked that there be a review one year after putting the bylaws into effect to see if they are working. Coun. David Knowles said he supported the bylaw, along with Zanon’s suggestion of a one year review. Mayor Doug Findlater noted the district has been dealt a difficult situation inherited from the regional district. The issue of secondary suites has been debated several times, in a process taking place for more than a year. The district has hosted public hearings and put out surveys. Council took nine or 10 suites through the process of legalization, but the sheer volume of suites pointed to the need for a more sweeping policy. The emerging policy looks more favourably on those secondary suites where the owner occupies the home. “Having owners in the same house as a suite is probably a lot better than having a stand-alone house rented out,” said Findlater. “I’ve lived next to those and it’s a gong show.” He added that council also heard the additional need for parking requirements. “I don’t think council’s had a lot of options on this. We have to make the best of a difficult situation in this particular case.” The bylaw adjustments passed third reading, with the additional amendment of a review in 18 months time.

Development seeks special rezoning

by Wayne Moore -Dec 14, 2009 / 5:00 am CASTANET:

All homes within the Kelowna Mountain development in the Upper Mission could be zoned for secondary suites. The development company has applied to the city for the rezoning request. City Council will review that request Monday. The application asks that the zoning include both existing titled lots and future phases of the development. Urban Land Use Manager, Danielle Noble, says the zoning amendment request is consistent with the Official Community Plan future land use designation for the subject properties. "While it is not yet usual practice to pre-zone a new neighbourhood for secondary suites, there is no basis in policy to suggest that this should not be supported," says Noble in her report to council. "Notably, this will allow the Building and Permitting Department to process building permit applications in a more timely and efficient manner in anticipation of homeowners wishing to accommodate a legal secondary suite option at the time of original construction."

Secondary suites still divide council

Wayne Moore -Nov 17, 2009 CASTANET:

The issue of secondary suites returned to Kelowna Council chambers Monday, with no clear consensus on a way to proceed. At the present time, secondary suites are only permitted within homes zoned R6. Staff asked that they be allowed to explore adding secondary suites within the main single detached dwelling of homes zoned A1, RR1, RR2, RR3, RU1, RU2 and RU3. "From a planning policy perspective, a lot of secondary suites makes a lot of sense," says Land Use Management Director, Shelley Gambacort. "We have always encouraged it through policy. The stumbling block always seems to be how to allow it in more zones." Gambacort says it's hard to get the general public on the same page.

That seems to include the nine members of council as well. "I'm not sure we are ready to go to every zone of the city with blanket zoning," says Councillor Luke Stack. "When I see the way this is written, it does raise concerns because I know it is a very divisive issue and the city is not united." Stack says he likes many of the recommendations being made, but isn't sure blanket zoning will fly. Councillor Robert Hobson believes secondary suites are the most affordable way of providing housing to people with the least social impact on the community. "I'm in favour of more liberalization of secondary suites in the city. I like the principle of allowing them within existing homes, if they have adequate off-street parking, says Hobson. "If council is not united in that direction then maybe staff should come back with some step-by-step approaches where maybe we allow them only within some zones that have a certain minimum parcel size."

While most on council were in favour of changes to the system, Councillor Andre Blanleil believes it is working fine. "I don't think the system is broke. I think we support 90 or 95 per cent of those, but at the end of the day at least the public in the neighbourhood has the ability to come forward and say their piece," says Blanleil. "That's pretty much what we have been doing the last six months or a year now is re-zoning suites." The recommendations passed with Blanleil casting the lone dissenting vote.

Reduced DCCs for secondary suites

By Jennifer Smith - Kelowna Capital News - December 19, 2007

New development in the City of Kelowna may soon come zoned for secondary suites. Monday afternoon city council voted unanimously to approve a new 20-year service strategy that sets new development cost charges which make zoning for suites an affordable option for developers.“I think this makes a lot of sense,” said Coun. Carol Gran, noting the city is not getting any money from illegal suites. At present, if a developer wants to add a secondary suite into a house as it is built or into the zoning on lots being subdivided for building, the developer is charged two full DCC charges to help pay for the services the two new homes will need.But with the cost of land and building materials sending housing prices up, and a rental vacancy rate hovering around zero, developers have been lobbying Kelowna city council to cut them a break on the second DCC charge, so they can give new homeowners and renters a break.

Last month the city took the plunge and came forward with a new schedule of charges that would see the DCC on the suites halved, but developers said it still wouldn’t fly.“The move to reduce DCCs on secondary suites is encouraging, but unfortunately we do not believe that the proposed policy goes nearly far enough,” a letter submitted to the city late November from the Urban Development Institute states. As a result, the city’s finance department decided to drop the bar from an average suite charge of $11,000 to $2,500 and city council has tentatively approved the move. “I just don’t see the rational…We are saying every person living in a new secondary suite is going to be subsidized by $10,000.” said Coun. Barry Clark, who voted in favour of the bylaw as it was lumped in with several other new provisions he supports. Couns. Andre Blanleil and Robert Hobson were also skeptical, but said they’re willing to try the new charges.

“We need to be clear with the taxpayer,” said Hobson, who questioned city staff on where that subsidy was to come from. “We need to account for these dollars as a civic contribution.” Along with the new DCC charges for secondary suites, city council approved a rate increase on DCCs across the board and agreed to eliminated second kitchens from Kelowna’s zoning bylaws. There is also a new reduced-rate DCC for smaller apartments u nder 600 square feet and developments of less than four units will now be charged DCCs.

City takes another look at secondary suites

By Wolf Depner Western News Staff Oct 03 2007

While yet another report recommended the legalization of secondary suites in Penticton, Mayor Jake Kimberley questioned their effectiveness as council announced yet another meeting to gather public opinion. “Personally, I don’t know if it is going to make a heck of a lot of difference with respect (to affordable housing) because they are already happening out there,” he said. Kimberley offered this assessment when he was answering media questions about a report in which city planner Mike Brown ranked secondary suites among the most effective municipal tools to increase affordable housing during a presentation before council. They supply young families, single parents and active seniors with needed rental housing, said Brown, adding that they also cut the overall cost of housing, because they help home owners pay down their mortgages.

While Kimberley said he understood why Brown recommended legalization, it is not easy as it sounds. That is why the city wants public feedback, he said. “It will provide an opportunity for the public-at-large to respond to the secondary suite issue,” he said, adding that the city is also studying the experiences of other communities with secondary suites before it makes a decision. But he evaded questions about whether secondary suites will be legal when citizens go to the polls in 2008. Kimberley said it is up to council to make a decision once it has heard from the public following the upcoming public forum still looking for a final date. This latest forum would follow at least three local public forums dealing with the issue of affordable housing dating back to 2005 when the Penticton Affordable Housing group sponsored a special election forum on the topic.

Kimberley defended the upcoming hearing, because it will give the public a chance to study Brown’s report in greater detail. It now joins a growing body of reports supporting the legalization of secondary suites, dating back to at least 2004 when the city’s social development advisory committee considered a comparable report from the Penticton and Area Women’s Centre first published in 2003, more than four years ago. In 2005, that same committee recommended that the city legalize secondary suites across Penticton — a move which staff supported at the time. “We (staff) are suggesting that the city allow suites across all neighbourhoods, with conditions, of course,” said Donna Butler, city planner in February 2005.
That would address the “realities” of the local housing market that include low rental vacancy rates and high housing prices, she said. “It recognizes the lack of affordable rental housing,” she said. “It is a just need that is very apparent in Penticton and, in most communities, secondary suites are a significant housing form.”

Kimberley also generally agreed with the proposed legalization during the election campaign and promised prompt action after he assumed office. He repeated this promise a year later. The issue of secondary suites would come forward “fairly quickly” now that the “huge, time-consuming” South Okanagan Event Centre is “out of the way,” he said in January. But the city’s appetite for legalizing secondary suites has appeared diminished in recent months. Council initially cut research money for the proposed legalization from its budget, only to restore it after complaints from affordable housing advocates. Even staff admitted this year that the issue has not received as much attention, prompting concerns Coun. Dan Ashton and Coun. John Vassilaki, as they pushed for the legalization of secondary suites. They are opposed by primarily by Coun. Joanne Grimaldi, who fears legalization would set an inappropriate legal precedent and cause a host of problems in residential areas.

City administrator Leo den Boer meanwhile raised eye-brows during Monday’s meeting with comments that suggested the city had done little work on the issue. “We’ve not explored that in any detail, either,” he said. He later withdrew his comment, noting that staff have done a lot of work on the issue during the last several years. Several councillors also used the occasion of Brown’s presentation to complain about the lack of support from higher levels of government. Housing, said Coun. Garry Litke, is a provincial responsibility. While it has somewhat helped people with disabilities, it has done nothing for low-income citizens, he said. Grimaldi, meanwhile, questioned the existence of a housing crunch when she wondered whether current complaints about housing are coming from special interest groups. Housing, she said, has always been an issue. Litke responded by saying that all segments of society are struggling with the effects of rising housing costs which threaten to undermine the economic future and social balance of the city.