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Special Development Services Committee Minutes

July 28, 2016, 9:15 AM to 12:00 NOON

Council Chamber

Meeting No. 13

Development Services Committee Members:  All Members of Council

 

Development Services Issues                                                          Culture and Economic Development Issues

Chair:                      Regional Councillor Jim Jones                            Chair:                          Councillor Alex Chiu

Vice-Chair:              Councillor Don Hamilton                                   Vice-Chair:                  Councillor Alan Ho

 

Transportation and Engineering Capital Projects Issues

Chair:                      Regional Councillor Joe Li

Vice-Chair:              Regional Councillor Nirmala Armstrong

 

Attendance

Mayor Frank Scarpitti

Deputy Mayor Jack Heath

Regional Councillor Joe Li

Regional Councillor Nirmala Armstrong

Councillor Valerie Burke

Councillor Alan Ho

Councillor Don Hamilton

Councillor Karen Rea

Councillor Colin Campbell

Councillor Amanda Collucci

Councillor Logan Kanapathi

Councillor Alex Chiu

 

Regrets

Regional Councillor Jim Jones

 

Andy Taylor, Chief Administrative Officer

Jim Baird, Commissioner of Development Services

Trinela Cane, Commissioner of Corporate Services

Chris Alexander, Acting Manager, By-law Enforcement             and Regulatory Services

Catherine Conrad, City Solicitor

Anna Henriques, Senior Planner, Zoning and Special             Projects

Biju Karumanchery, Director of Planning and    Urban Design

Kimberley Kitteringham, City Clerk

Brad Robert, Supervisor, Zoning

Tom Villella, Manager, Zoning and Special Projects

Kitty Bavington, Council/Committee Coordinator

 

 

 

The Special Development Services Committee convened at the hour of 9:15 a.m. in the Council Chamber with Councillor Don Hamilton in the Chair.  

 

 

 

1.         DISCLOSURE OF PECUNIARY INTEREST

            None Declared

 


 

2.         MEMORANDUM
            AUTHORIZATION TO HOLD A PUBLIC OPEN HOUSE
            ON ROOMING HOUSES AND SHORT-TERM ACCOMMODATIONS
            (PHASE 3A - NEW COMPREHENSIVE ZONING BY-LAW PROJECT)
            PR 13 128340 (10.5)

            Memo  Appendix A  Appendix B  Appendix C

 

Jim Baird, Commissioner of Development Services introduced this matter and the presenters.

 

Tom Villella, Manager, Zoning and Special Projects, made opening remarks and reviewed the process to date and the public consultation program.

 

John Gladki, President, Gladki Planning Associates gave a presentation on rooming houses and short-term accommodations.

 

Rooming Houses

The presentation included the background and history of Markham’s initiatives regarding rooming houses with respect to provincial policies, Markham’s Official Plan, existing Markham Zoning By-laws, and other Municipal Zoning By-laws. It was noted that rooming houses are not currently permitted in any zone in Markham. Issues to be considered are safety (fire), impacts on neighbourhood character and services, change of appearance to the outside of the building, poor maintenance of the exterior, parking and traffic, and potential disruptive behaviour of occupants.

 

Preliminary options include: no change to existing Markham By-laws; add rooming house definitions to zoning by-laws, but do not permit rooming houses as-of-right in any zone; and, add definitions but permit “rooming houses small scale” in zones where other multi residential buildings are permitted.

 

Mr. Gladki and staff responded to questions from the Committee regarding:

-         clarification on options with respect to dangerous situations

-         by-law enforcement has difficulty in gaining entrance, while the Fire Department can gain entrance in certain circumstances

-         licensing rooming houses could provide for provisions for reasonable entry for inspections, but would not have an impact on unlicensed units

-         the difference between shared housing and rooming houses

-         impacts on neighbouring property values

-         preferred locations near public transit

-         other municipalities commonly license rooming houses, where they are permitted

-         definitions of ‘small’, and the appropriate number of permitted rooms

-         absent landlords

-         current enforcement practices and anticipated enforcement measures

-         requirement for change of use permit and building permits for converted dwellings

-         encouraging affordable housing units such as six-plex or stacked townhouses

-         policies and changes required for the Official Plan

-         clarifying definitions regarding “institutional care” and similar uses

 

 

Short Term Accommodation

The presentation included the background of short term accommodations (STAs). There is currently no provincial guidance on this issue. Markham’s Official Plan defines a ‘bed and breakfast establishment” and the zoning by-law allows them in the Main Street Heritage area. The AirBnB site shows clusters of rentals in Thornhill and Unionville, and complaints have been filed about “party houses”. Licensing pros and cons were outlined.

 

Issues to be considered are, neighbourhood quality of life negatively affected by party houses, impact of reducing rental housing stock, taxation, and cost and effectiveness of enforcement.  AirBnB and similar sites are very popular worldwide and provide alternatives for families and visitors.

Preliminary options include: no change; add a definition of STAs for Markham zoning by-laws in all residential and mixed use zones; and, add a definition of STAs for Markham, but  define the specific zones in which zones these would be permitted.

 

Staff provided an update on efforts to resolve current issues regarding existing AirBnBs in Markham. 

 

Mr. Gladki and staff responded to questions from the Committee regarding:

-         comparison of traditional bed and breakfast establishments with modern AirBnBs

-         licensing would allow the City to regulate compliance

-         non-owner occupancy issues

-         legal issues regarding “people zoning”

-         concerns about single-night accommodation similar to a hotel, and weekend “party houses”

-         ensure the by-law reflects the use as a non-traditional home and provides appropriate regulations

-         protecting residential neighbourhoods and heritage character

 

Next steps will be to hold a public open house meeting in the fall, followed by a final report in 2016. The Committee directed that staff report back in September, prior to the open house, to discuss option details and to identify where STAs could be appropriately accommodated. (11:35)

 

David McBeth made a deputation and suggested that the by-law should clearly define and address boarding houses as well as rooming houses.

 

Billy V. Gardanis made a deputation regarding the challenges of gaining entrance to illegal rooming houses, and resolutions that would have the houses return to its original layout.

 

Geoff Pine spoke of a recent rooming house situation near his home that has been satisfactorily resolved by staff, and he reviewed the resolution of the Unionville Villagers Association regarding rooming house regulations. Mr. Pine provided a written copy of the resolution.

 

Alessandra Insa spoke in appreciation of the work being done on this issue and discussed the impacts of an existing AirBnB on her street.

 

Moved by: Councillor Alex Chiu

Seconded by: Councillor Amanda Collucci

 

1)                  That the presentation by Mr. John Gladki, President, Gladki Planning Associates entitled “Rooming Houses and Short Term Accommodations, Phase 3A, New Comprehensive Zoning By-Law Project” be received; and,

 

2)                  That the deputations by David McBeth, Billy V, Gardanis, Geoff Pine, and Alessandra Insa, and the written submission from Geoff Pine on behalf of the Unionville Ratepayers Association, regarding rooming houses and short term accommodations, be received; and,

 

3)         That the memorandum dated July 28, 2016 entitled, “MEMORANDUM: Authorization to hold a Public Open House on Rooming Houses and Short-Term Accommodations (Phase 3a – New Comprehensive Zoning by-law Project) PR 13 128340” be received; and,

 

4)         That staff be authorized to hold a Public Open House to consider preliminary recommendations to address rooming houses and short-term rental accommodations in Markham, as outlined in the attached reports and presentation prepared by Gladki Planning Associates (Appendix ‘A’, ‘B’ and ‘C’) and as summarized in this memorandum; and,

 

5)         That staff report back in September on options to be presented at the Public Open House; and further,

 

6)         That staff be authorized and directed to do all things necessary to give effect to this resolution.

CARRIED

 

 

 

3.         ADJOURNMENT

 

The Special Development Services Committee meeting adjourned at 11:55 AM.

 

 

 

 

Alternate formats for this document are available upon request.

 

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