Flash Bulletin: District of Oak Bay: Pandemic – What Pandemic?
There should be no doubt by now that Oak Bay and the rest of the world, are in the middle of a deadly virus pandemic. Therefore, it should be obvious that a densification and congestion initiative should not be on a Council agenda right now. However, sadly it is. The November 16, 2020 Council meeting agenda Item #4 “Secondary Suites Study Update” has all the markings of a basement suite zoning change promotion.
Staff have already spent a considerable amount of time preparing two lengthily basement suite reports and now Council is about to follow suit by spending more time considering them at next Monday’s November 16, 2020 Committee of the Whole Meeting.
Two Council meeting agenda item #4 reports 27 and 6 page attachments indicate that Planning Staff are seeking Council approval to go ahead with a basement suite workload that will take weeks to prepare (See Appendix #1 - We recommend reading the Report excerpts and Oak Bay Watch's notations). Is the District so out of touch that it does not understand people are fleeing congested cities? This new phenomenon is called “urban migration”.
It was only one month ago, October 13, 2020, that Councillor Zhelka’s approved resolution spoke to a 2021 “holistic view” housing framework and policy. The outcome was that the housing framework would include all “diverse housing options", including secondary suites and that “consideration” would be presented sometime in 2021. It is anticipated "diverse housing options" that are acceptable to most community residents will be identified and this will be the appropriate time for staff to begin working on the details. Reversing this process is inefficient and will result in precious time being wasted: time Council is repeatedly told is in short supply for staff
What is the purpose of these Council meeting agenda item #4 staff multiple-page, basement suite reports? As indicated perhaps a “basement suite promotion reminder”? This is not withstanding that the April 2019 Basement Suite 2019 Open House and Open House Report did not provide a full picture of the disadvantages and impacts of a zoning change that has severe implications.
Nor did it indicate who will benefit “if” the Zoning is changed to allow multi-tenant suites. Why would a single unsafe diverse housing option increase be provided at this time when there are so many other important priorities to be considered e.g. correcting the broken zoning bylaw and aggressively addressing the failing leaking infrastructure, the 2021 looming tax increase problem and the budget shortfall.
Vancouver and the Lower Mainland have by far the highest incidence of Covid-19 infections. Coincidentally and not surprisingly, Vancouver is the basement suite and infill capital of Canada and most of these “diverse housing options” are illegal. A study has also revealed that the City of Vancouver, comprising 26% of the metropolitan area, is one of the most congested cities in North America. Studies have also shown the Covid-19 virus is airborne: basement suites share the same ventilation systems as the single-family household.
Subsequently, and in light of the above, the Provincial Government has issued a health order for Vancouver and the Lower Mainland that severely limits social interactions:
Heath Order: Private Residence and Vacation Accommodation
1. “No person may have present at a private residence or vacation accommodation, either inside or outside, a person who does not reside with them”.
2. “No person may be present at another person’s private residence or vacation accommodation, either inside or outside”.
3. “Despite sections 1 and 2, a person who lives on their own (hereinafter referred to as the “resident”) may have up to two other persons present at their private residence or vacation accommodation, if the other persons are individuals with whom the resident regularly interacts. If the other two persons regularly interact with one another, as well as with the resident, they may be present in residence at the same time”.
The District has maintained all of its Administration staff during the pandemic to operate its Emergency Operations Centre in Response to COVID-19. Senior staff therefore must be aware that 4,000 people a day were infected in Canada this week and 50 people have died. Fraser Health - British Columbia’s largest regional health authority has provided a graphics chart showing how a single Covid-19 case at a fitness class, a wedding or a worksite can multiply (see Appendix #2).
What is the reason for Oak Bay's promoting a significant basement suite and basement suite tenant increase? As well as extracting and stressing this one housing option, placing this initiative on a Council agenda has implications: that this is a priority when clearly it is inadvisable particularly with a new Covid-19 Pandemic surge in British Columbia and Canada.
Oak Bay Watch Perspective
There is no doubt the safety and well-being of the District’s residents must come first. If Council accepts/ receives these November 16, 2020 Planning Department’s reports they will be, de facto, condoning moving forward with all of the premature work outlined in the reports (see Appendix #1).
Who and what is behind the constant pressure to change Oak Bay’s relatively safe, fairly inexpensive, working-well, Secondary Suite Zoning? Who will benefit from this proposed difficult to control, and expensive “more suites/more tenants” zoning change besides the development and real estate industries? And a limited number of suite owners that want to run a rental business (i.e. charge for the maximum number of tenants). Certainly, a suite zoning change will not benefit the majority of Oak Bay residents but will further increase property taxes.
Oak Bay, over the past few years, has closed a number of multi-tenant suites. The number of tenants in those suites ranged form 10-13. If a stove is found in a suite the Bylaw Enforcement Officer orders it removed or the suite will be closed. It is obvious that adding more basement suites with more tenants per suite will only add a whole new host of problems that will provide no benefit to the majority of Oak Bay residents, nor make the District safer during and after the Pandemic.
Oak Bay has traditionally had a retirement destination component: this is the reason for the disproportionate number of residents over 60. Oak Bay also has a large number of families: this is why our daycare's, recreational programs and schools are full. Oak Bay is and always has been a destination for sightseers and visitors that love our parks and beaches – which adds significantly to the District’s diversity. Oak Bay is a safe place to live. All this will change if Oak Bay’s character, heritage and safety are not maintained.
Consider the consequences the last times the land-use and zoning bylaw were meddled with in 2007 and 2014. We saw a big increase in demolitions to make way for over-sized houses on small lots. However, those pushing for more densification in Oak Bay’s single-family neighbourhoods have obviously over-looked or ignored this. It follows that the impacts and potential impacts of the Covid-19 Pandemic have also been overlooked or ignored.
The United States currently has 120,000 new infections daily and the death toll is very close to 250,000 and increasing. A number of other countries also have alarming pandemic numbers. Congested municipalities world wide have been and continue to be the hardest hit. This includes Canada and BC.
On November the 12, 2020, the World Health Organization warned the World that the Covid-19, Pandemic has entered a 3rd phase. It was noticeable that densification and congestion was not on the World Health Organization’s agenda as a recommended precaution.
The Planning Staff’s November 16, 2020 Reports state that the Secondary Suites Study was initiated as part of Council’s strategic priorities. The Secondary Suite Study is complete and considering how contentious this basement suite initiative is: the implications involved and under the present pandemic circumstances, common sense dictates let’s leave it at that.
---------------------------------------------------------
" Nothing is inevitable if you are paying attention”
*******Please help us continue to provide you with information about Community concerns and Council decisions and actions. Oak Bay Watch members also help community groups with their specific development concerns. Donate to Oak Bay Watch - even $5 or $10 dollars provides expenses for door- to- door handouts and helps us maintain our website. Oak Bay Watch is committed to ensuring the Community gets the full range of information on budget, governance and all key development issues – a well-informed opinion cannot be made without this.
(Please use Donate Button at bottom of oakbaywatch.com Home Page)
Keep informed and sign up for our newsletter – bottom of Newsletter Menu Item.
-------------------------------------
Appendix #1 Planning Staff November 16, 2020 Report - Excerpts
Regulatory Considerations
"Through review, analysis and community consultation, a series of items were identified as being the priority focus for implementing secondary suites. These items will be considered in greater scope as part of the final strategy for Secondary Suites, and with the specific regulations for these implemented as part of a bylaw amendment process".
(Note: The wording of this paragraph implies that the Community has already accepted that a Secondary Suite Bylaw change will be forthcoming and that residents have indicated how they want multi-tenant basement suites controlled and made safe - albeit evidence is lacking that any community has accomplished this.
"Through review, analysis and community consultation, a series of items were identified as being the priority focus for implementing secondary suites". Note: This information is misleading: there are already an estimated 500-700 existing suites in Oak Bay. There has been no information provided by the bylaw officer that suite owners are exceeding the 2 tenant limit, have unsafe cooking facilities or how many suite complaints there are annually. There has been no information provided that suite owners are complaining that their additional rental income is inadequate.
1. Zoning "To permit secondary suites, the Zoning Bylaw will require amendment. Items to be considered can include, for example, definitions, lot size, unit size, siting, floor area, and owner occupancy". (Note Unenforceable requirement - See BC Provincial Secondary Suite Guidelines)
Implications. "Implementing new regulations, and the scope of such, will have an impact on staff resources, particularly with respect to bylaw enforcement as bylaw requirements are brought into force. A community educational program would be developed to ensure residents are aware of the rules around having a secondary suite". Note: And this suite community educational awareness program would be financed by what funding source?)
2. Parking. "Amending parking regulations to address secondary suites must be done in a careful and consistent manner to ensure minimal impact on the existing street and neighbourhood character while permitting this form of housing. Note: And this "consistent manner" will/ can be accomplished by what method? Oak Bay Watch is sure that the other communities whose streets are lined with cars will be eager to follow the Planning Department's as yet "unspecified approach".
Implications: "Requiring on site parking must be balanced with the desire to retain significant amounts of green space and tree canopy cover, and with the practicality that many neighbourhoods in Oak Bay are restricted by historical house design and siting, lot frontages, and narrow roadways —all of which are limitations to providing on site parking". (Note: As this basement suite initiative precedes correcting the Zoning Bylaw, not yet scheduled, how would "significant amounts of green space and tree canopy cover" be retained when overly large houses have already paved over most of the lot they occupy?)
3. Licensing. "A secondary suite registration process can be used to help track secondary suites with in the community. This process would likely be managed through the business licensing program, and supporting application materials would help to inform suite owners of regulations and responsibilities".
Implications. "Implementing a secondary suite process registration program does have significant implications for staffing, both for developing the program as well as on going maintenance. Further review would also be required to ensure the District has adequate technological resources to accommodate such a program. Any upgrades that may be required would have cost implications. Additionally, discussions with other municipalities indicate that implementing a registration system did not necessarily result in significant uptake of homeowners registering their suites and, as such, the productive outcome of implementing such a system was marginal". (Note: Registration and Enforcement Program costs and staffing and additional technological resources are very costly undertakings.
4 . Building Code: "The new BC Building Code requirements no longer restrict the size of a secondary suite". (Note: Secondary Suites include garden suites)
5. Infrastructure. "Community residents did indicate some concern for permitting secondary suites on an already taxed, older infrastructure system in Oak Bay. Discussion particularly addressed the water and sewer systems. District staff continue to develop an inventory and modelling system for District resources. At this time, there is no concern regarding capacity for secondary suites given, particularly in respect of the low 2.3 average house hold size and capacity modelling". (Note: The District has had a number of serious water main breaks and the District is currently spending 1/3 of its infrastructure budget on leaks - it is therefore very likely if a number of new multi-tenant suites were added to any specific area this would without doubt overwhelm any 100 year old system like Oak Bay's
Next Steps
"The information contained within this staff report outlines the topic areas to be addressed through the final strategy report. Moving forward in this process, staff anticipate presenting the draft report at a December Council meeting. Following this, additional community engagement will be undertaken in January2021 to obtain public feedback on the specific items affecting existing and new secondary suites, including options for regulation. This public engagement will be undertaken through an online platform, likely utilizing ‘Bang the Table’ to garner community input".
IMPORTANT NOTE: It appears the Planning Department has decided the District is going to change the existing and new secondary suite zoning.- However, how to control all the impacts not been determined and this includes the Official Community Plan 0.05 annul secondary suite increase Council "committed to" limit. but, "public feedback is to be obtained on the specific items affecting existing and new secondary suites". (Note: It appears the Planning Department is depending on residents to explain exactly how this is to be accomplished).
FINANCIAL IMPACT: "No financial impact beyond the existing budget is anticipated to arise in relation to the options described in this report". Note: Is the Planning Department really expecting residents to believe all of the many impacts inherent in allowing multiple-tenant suites with full cooking facilities are already provided for in the 2021 budget and beyond? These include increase enforcement, parking woes, increased traffic, providing services to the new suite population without increased taxation, and all the other "implications" the Reports identify.
Home
Appendix #2
There should be no doubt by now that Oak Bay and the rest of the world, are in the middle of a deadly virus pandemic. Therefore, it should be obvious that a densification and congestion initiative should not be on a Council agenda right now. However, sadly it is. The November 16, 2020 Council meeting agenda Item #4 “Secondary Suites Study Update” has all the markings of a basement suite zoning change promotion.
Staff have already spent a considerable amount of time preparing two lengthily basement suite reports and now Council is about to follow suit by spending more time considering them at next Monday’s November 16, 2020 Committee of the Whole Meeting.
Two Council meeting agenda item #4 reports 27 and 6 page attachments indicate that Planning Staff are seeking Council approval to go ahead with a basement suite workload that will take weeks to prepare (See Appendix #1 - We recommend reading the Report excerpts and Oak Bay Watch's notations). Is the District so out of touch that it does not understand people are fleeing congested cities? This new phenomenon is called “urban migration”.
It was only one month ago, October 13, 2020, that Councillor Zhelka’s approved resolution spoke to a 2021 “holistic view” housing framework and policy. The outcome was that the housing framework would include all “diverse housing options", including secondary suites and that “consideration” would be presented sometime in 2021. It is anticipated "diverse housing options" that are acceptable to most community residents will be identified and this will be the appropriate time for staff to begin working on the details. Reversing this process is inefficient and will result in precious time being wasted: time Council is repeatedly told is in short supply for staff
What is the purpose of these Council meeting agenda item #4 staff multiple-page, basement suite reports? As indicated perhaps a “basement suite promotion reminder”? This is not withstanding that the April 2019 Basement Suite 2019 Open House and Open House Report did not provide a full picture of the disadvantages and impacts of a zoning change that has severe implications.
Nor did it indicate who will benefit “if” the Zoning is changed to allow multi-tenant suites. Why would a single unsafe diverse housing option increase be provided at this time when there are so many other important priorities to be considered e.g. correcting the broken zoning bylaw and aggressively addressing the failing leaking infrastructure, the 2021 looming tax increase problem and the budget shortfall.
Vancouver and the Lower Mainland have by far the highest incidence of Covid-19 infections. Coincidentally and not surprisingly, Vancouver is the basement suite and infill capital of Canada and most of these “diverse housing options” are illegal. A study has also revealed that the City of Vancouver, comprising 26% of the metropolitan area, is one of the most congested cities in North America. Studies have also shown the Covid-19 virus is airborne: basement suites share the same ventilation systems as the single-family household.
Subsequently, and in light of the above, the Provincial Government has issued a health order for Vancouver and the Lower Mainland that severely limits social interactions:
Heath Order: Private Residence and Vacation Accommodation
1. “No person may have present at a private residence or vacation accommodation, either inside or outside, a person who does not reside with them”.
2. “No person may be present at another person’s private residence or vacation accommodation, either inside or outside”.
3. “Despite sections 1 and 2, a person who lives on their own (hereinafter referred to as the “resident”) may have up to two other persons present at their private residence or vacation accommodation, if the other persons are individuals with whom the resident regularly interacts. If the other two persons regularly interact with one another, as well as with the resident, they may be present in residence at the same time”.
The District has maintained all of its Administration staff during the pandemic to operate its Emergency Operations Centre in Response to COVID-19. Senior staff therefore must be aware that 4,000 people a day were infected in Canada this week and 50 people have died. Fraser Health - British Columbia’s largest regional health authority has provided a graphics chart showing how a single Covid-19 case at a fitness class, a wedding or a worksite can multiply (see Appendix #2).
What is the reason for Oak Bay's promoting a significant basement suite and basement suite tenant increase? As well as extracting and stressing this one housing option, placing this initiative on a Council agenda has implications: that this is a priority when clearly it is inadvisable particularly with a new Covid-19 Pandemic surge in British Columbia and Canada.
Oak Bay Watch Perspective
There is no doubt the safety and well-being of the District’s residents must come first. If Council accepts/ receives these November 16, 2020 Planning Department’s reports they will be, de facto, condoning moving forward with all of the premature work outlined in the reports (see Appendix #1).
Who and what is behind the constant pressure to change Oak Bay’s relatively safe, fairly inexpensive, working-well, Secondary Suite Zoning? Who will benefit from this proposed difficult to control, and expensive “more suites/more tenants” zoning change besides the development and real estate industries? And a limited number of suite owners that want to run a rental business (i.e. charge for the maximum number of tenants). Certainly, a suite zoning change will not benefit the majority of Oak Bay residents but will further increase property taxes.
Oak Bay, over the past few years, has closed a number of multi-tenant suites. The number of tenants in those suites ranged form 10-13. If a stove is found in a suite the Bylaw Enforcement Officer orders it removed or the suite will be closed. It is obvious that adding more basement suites with more tenants per suite will only add a whole new host of problems that will provide no benefit to the majority of Oak Bay residents, nor make the District safer during and after the Pandemic.
Oak Bay has traditionally had a retirement destination component: this is the reason for the disproportionate number of residents over 60. Oak Bay also has a large number of families: this is why our daycare's, recreational programs and schools are full. Oak Bay is and always has been a destination for sightseers and visitors that love our parks and beaches – which adds significantly to the District’s diversity. Oak Bay is a safe place to live. All this will change if Oak Bay’s character, heritage and safety are not maintained.
Consider the consequences the last times the land-use and zoning bylaw were meddled with in 2007 and 2014. We saw a big increase in demolitions to make way for over-sized houses on small lots. However, those pushing for more densification in Oak Bay’s single-family neighbourhoods have obviously over-looked or ignored this. It follows that the impacts and potential impacts of the Covid-19 Pandemic have also been overlooked or ignored.
The United States currently has 120,000 new infections daily and the death toll is very close to 250,000 and increasing. A number of other countries also have alarming pandemic numbers. Congested municipalities world wide have been and continue to be the hardest hit. This includes Canada and BC.
On November the 12, 2020, the World Health Organization warned the World that the Covid-19, Pandemic has entered a 3rd phase. It was noticeable that densification and congestion was not on the World Health Organization’s agenda as a recommended precaution.
The Planning Staff’s November 16, 2020 Reports state that the Secondary Suites Study was initiated as part of Council’s strategic priorities. The Secondary Suite Study is complete and considering how contentious this basement suite initiative is: the implications involved and under the present pandemic circumstances, common sense dictates let’s leave it at that.
---------------------------------------------------------
" Nothing is inevitable if you are paying attention”
*******Please help us continue to provide you with information about Community concerns and Council decisions and actions. Oak Bay Watch members also help community groups with their specific development concerns. Donate to Oak Bay Watch - even $5 or $10 dollars provides expenses for door- to- door handouts and helps us maintain our website. Oak Bay Watch is committed to ensuring the Community gets the full range of information on budget, governance and all key development issues – a well-informed opinion cannot be made without this.
(Please use Donate Button at bottom of oakbaywatch.com Home Page)
Keep informed and sign up for our newsletter – bottom of Newsletter Menu Item.
-------------------------------------
Appendix #1 Planning Staff November 16, 2020 Report - Excerpts
Regulatory Considerations
"Through review, analysis and community consultation, a series of items were identified as being the priority focus for implementing secondary suites. These items will be considered in greater scope as part of the final strategy for Secondary Suites, and with the specific regulations for these implemented as part of a bylaw amendment process".
(Note: The wording of this paragraph implies that the Community has already accepted that a Secondary Suite Bylaw change will be forthcoming and that residents have indicated how they want multi-tenant basement suites controlled and made safe - albeit evidence is lacking that any community has accomplished this.
"Through review, analysis and community consultation, a series of items were identified as being the priority focus for implementing secondary suites". Note: This information is misleading: there are already an estimated 500-700 existing suites in Oak Bay. There has been no information provided by the bylaw officer that suite owners are exceeding the 2 tenant limit, have unsafe cooking facilities or how many suite complaints there are annually. There has been no information provided that suite owners are complaining that their additional rental income is inadequate.
1. Zoning "To permit secondary suites, the Zoning Bylaw will require amendment. Items to be considered can include, for example, definitions, lot size, unit size, siting, floor area, and owner occupancy". (Note Unenforceable requirement - See BC Provincial Secondary Suite Guidelines)
Implications. "Implementing new regulations, and the scope of such, will have an impact on staff resources, particularly with respect to bylaw enforcement as bylaw requirements are brought into force. A community educational program would be developed to ensure residents are aware of the rules around having a secondary suite". Note: And this suite community educational awareness program would be financed by what funding source?)
2. Parking. "Amending parking regulations to address secondary suites must be done in a careful and consistent manner to ensure minimal impact on the existing street and neighbourhood character while permitting this form of housing. Note: And this "consistent manner" will/ can be accomplished by what method? Oak Bay Watch is sure that the other communities whose streets are lined with cars will be eager to follow the Planning Department's as yet "unspecified approach".
Implications: "Requiring on site parking must be balanced with the desire to retain significant amounts of green space and tree canopy cover, and with the practicality that many neighbourhoods in Oak Bay are restricted by historical house design and siting, lot frontages, and narrow roadways —all of which are limitations to providing on site parking". (Note: As this basement suite initiative precedes correcting the Zoning Bylaw, not yet scheduled, how would "significant amounts of green space and tree canopy cover" be retained when overly large houses have already paved over most of the lot they occupy?)
3. Licensing. "A secondary suite registration process can be used to help track secondary suites with in the community. This process would likely be managed through the business licensing program, and supporting application materials would help to inform suite owners of regulations and responsibilities".
Implications. "Implementing a secondary suite process registration program does have significant implications for staffing, both for developing the program as well as on going maintenance. Further review would also be required to ensure the District has adequate technological resources to accommodate such a program. Any upgrades that may be required would have cost implications. Additionally, discussions with other municipalities indicate that implementing a registration system did not necessarily result in significant uptake of homeowners registering their suites and, as such, the productive outcome of implementing such a system was marginal". (Note: Registration and Enforcement Program costs and staffing and additional technological resources are very costly undertakings.
4 . Building Code: "The new BC Building Code requirements no longer restrict the size of a secondary suite". (Note: Secondary Suites include garden suites)
5. Infrastructure. "Community residents did indicate some concern for permitting secondary suites on an already taxed, older infrastructure system in Oak Bay. Discussion particularly addressed the water and sewer systems. District staff continue to develop an inventory and modelling system for District resources. At this time, there is no concern regarding capacity for secondary suites given, particularly in respect of the low 2.3 average house hold size and capacity modelling". (Note: The District has had a number of serious water main breaks and the District is currently spending 1/3 of its infrastructure budget on leaks - it is therefore very likely if a number of new multi-tenant suites were added to any specific area this would without doubt overwhelm any 100 year old system like Oak Bay's
Next Steps
"The information contained within this staff report outlines the topic areas to be addressed through the final strategy report. Moving forward in this process, staff anticipate presenting the draft report at a December Council meeting. Following this, additional community engagement will be undertaken in January2021 to obtain public feedback on the specific items affecting existing and new secondary suites, including options for regulation. This public engagement will be undertaken through an online platform, likely utilizing ‘Bang the Table’ to garner community input".
IMPORTANT NOTE: It appears the Planning Department has decided the District is going to change the existing and new secondary suite zoning.- However, how to control all the impacts not been determined and this includes the Official Community Plan 0.05 annul secondary suite increase Council "committed to" limit. but, "public feedback is to be obtained on the specific items affecting existing and new secondary suites". (Note: It appears the Planning Department is depending on residents to explain exactly how this is to be accomplished).
FINANCIAL IMPACT: "No financial impact beyond the existing budget is anticipated to arise in relation to the options described in this report". Note: Is the Planning Department really expecting residents to believe all of the many impacts inherent in allowing multiple-tenant suites with full cooking facilities are already provided for in the 2021 budget and beyond? These include increase enforcement, parking woes, increased traffic, providing services to the new suite population without increased taxation, and all the other "implications" the Reports identify.
Home
Appendix #2