Secondary suites process approved

By Sean Feagan, Local Journalism Initiative Reporter

Developing a secondary suite is now an easier option for Strathmore homeowners.

Town council voted to amend its land use bylaws to allow secondary suites in certain land use districts as a discretionary use, during its regular meeting on June 3. A public hearing was also held, where no resident objections were received. The bylaw received first reading on Feb. 19, 2020.

Secondary suites are defined as self-contained residences with two or more rooms not shared with the main occupant. They include living, sleeping, and “sanitary” (bathroom plus shower/bath) facilities, and a kitchen.

Before this amendment, the process to get a secondary suite legally approved by the town was more difficult. Homeowners had to get a direct control (DC) land use district amendment to receive approval for a development permit and a building permit. This was a timely, costly and potentially uncertain process that might have seemed like too much trouble for some residents and home builders, according to town administration.

By adding secondary suites as a discretionary use in these particular land use districts (single detached residential, low density residential, country residential, central business and agriculture general) in the town’s land use bylaws, applicants will have fewer regulatory hurdles through which to jump and will save $2,250 because a DC amendment is no longer required for approval. 

The change will make Strathmore safer, said Mayor Pat Fule, during a June 5 address. “Secondary suites that didn’t go through the permitting process can have wiring or plumbing that doesn’t meet the safety codes for our community,” he said. “By making a permit more accessible, we’ll be able to help more homeowners meet the building code requirements we rely on for safe neighbourhoods and a safe community.”

Secondary suites were once listed as a discretionary use for certain land use districts in the town’s land use bylaws, but that changed about five years ago, explained Town of Strathmore planner Cameron Thompson.

“Staff at that time recommended to a previous council in 2015 to remove secondary suites from the land use bylaw – basically, until a more solid set of regulations had been created,” he said.

When developing the new regulations, town administration looked to Calgary, where a prolonged dispute once raged over the merits of secondary suites.

“The city went through a 10-plus year process debating back and forth about how to best regulate this much needed land use,” said Thompson. “Staff basically learned what to do and what not to do with regard to parking as well as how staff should be defining what a kitchen is.”

Secondary suites have the potential to result in increased vehicle street parking. So, under the new rules, one on-site parking stall must be provided for a secondary suite to be approved. The definition of a kitchen was expanded to include the presence of additional cooking appliances such as toaster ovens and hot plates, to close a potential loophole.

But the rules drafted for Strathmore reflect local conditions.

“Ultimately, staff came up with a local Strathmore solution that benefits Strathmore residents, Strathmore landlords and the greater community,” said Thompson.

To conduct market research, town staff consulted with members of the local housing industry, including homebuilders, developers, realtors and financial lenders, he added. The research showed that secondary suites benefit homeowners by providing them an alternative solution to growing their personal income by renting out a safe and legal suite in their basement. Also, secondary suites increase residential property values due to the income-generating potential of the property, he noted.

The change is also anticipated to benefit the local rental market, as secondary suites offer a more affordable rental solution for both older and younger demographics, said Thompson.

As a discretionary use, the town must circulate each proposal to adjacent residents before approving an application, prior to granting a development permit. Then, building and utility permits are required to ensure the suite is constructed to building codes. Each secondary suite is inspected by the town’s safety codes officer to ensure compliance.

Thompson recommended homeowners interested in applying for a secondary suite permit contact the town’s development services (403-934-3133; development@strathmore.ca) to book a pre-application meeting. During these meetings town planners, engineers and safety codes officers will “help identify potential hurdles an applicant may face prior to applying.”