Special Development Services Committee Minutes
July 28, 2016, 9:15
AM to 12:00 NOON
Council Chamber
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
Councillor Alex Chiu
Regrets
|
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.
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