Secondary Dwelling Units - Proposed Zoning Amendments

The CSRD has conducted Housing Needs Assessments in all Electoral Areas across the region. All share a common theme: a lack of affordable housing. Another common finding was the need for additional types of housing to better serve residents as their housing needs and lifestyles change over time.

Currently, rental accommodation is scarce and unaffordable, while home ownership is also financially out of reach for many people.

In some areas, notably B, C, E, F and G where there is a tourist economy, there is a higher proportion of seasonal dwellings, and tension between demand for permanent and temporary accommodation.

One way the CSRD is working to improve housing options is to modify current zoning rules to permit Secondary Dwelling Units in all areas with zoning bylaws.

This proposal also works hand-in-hand with the proposed Zoning Amendments to increase Accessory Building Size, as this will provide more options for including residential dwelling components into accessory buildings. More information about the Proposed Zoning Amendments to increase Accessory Building Size is available on this project page .

The CSRD conducted a survey to provide the CSRD with thoughts and opinions on the proposed changes. This information will be provided to staff and the CSRD Board of Directors to assist in making informed decisions that reflect community needs and desires.

What is a Secondary Dwelling Unit?
Secondary dwelling units (SDU) can provide housing options for family, friends, caregivers or even a tenant while still affording privacy and independence. Consistent, additional income may keep extended families together or allow the elderly to age at home and maintain ties in the community. Secondary dwelling units are flexible and allow homeowners to adapt to environmental, lifestyle and financial changes.

A secondary unit has its own private bathroom, kitchen, living and sleeping areas. It can be a self-contained rental apartment within an existing home, such as a basement suite, or it can be a detached unit, such as a carriage house or garden suite.

Why are changes being proposed?

The CSRD is looking to implement a new Secondary Dwelling Unit Program that:

• Is easy to understand and manage
• Is consistent throughout the region
• Supports safe, affordable rental housing
• Reduces the issues related to unregulated secondary dwellings

The CSRD's Proposed Approach to SDUs

Where permitted in a zoned, the number and type of Secondary Dwelling Unit (SDU) is determined by the parcel size and level of service:

*Attached SDU is a secondary dwelling unit that shares at least one common wall with the single detached dwelling.
** For an SDU, despite the definition in Part 1 of this bylaw, the number of connections for a community sewer system may be less than 50 provided written confirmation from the sewer system operator that the system has the capacity to service the proposed SDU is received.
*** The total number of dwelling units permitted is based on the number of single detached dwellings permitted in a zone plus the number of SDUs permitted in this section.

Proposed General Regulations for SDUs

.1 A secondary dwelling unit must:
(a) have a floor area, net no greater than 140 m2;
(b) have a door direct to the outdoors without passing through any part of the single detached dwelling unit;
(c) remain under the same legal title as the principal single detached dwelling unit, and not be stratified;
(d) be serviced by an on-site sewerage disposal system in accordance with the Sewerage System Regulations of the Public Health Act and it must be demonstrated that there is a suitable back up field area on the parcel unless a community sewer system is available in which case connection to the community sewer system is required. For lots less than 1 ha the back up field area is required to be protected by a Section 219 covenant.
(e) be serviced with potable water from either a domestic water system or a community water system;
(f) not be used as a vacation rental unless expressly permitted by this Bylaw;
(g) not be used as a bed and breakfast; and,
(h) shall be provided in accordance with the applicable parking provisions – (studio or 1 bedroom SDUs require one off-street parking space, 2-3 bedroom SDUs require two off-street parking spaces).

.2 Secondary dwelling units on property within the Agricultural Land Reserve (ALR) must be in accordance with Agricultural Land Commission regulations for residential dwelling units in the ALR.

What's next?

Due to recent changes in Provincial legislation included in the Bill 44 Housing Statutes Amendments Act, a public hearing will not be held for these proposed zoning amendments.

There will be a public hearing for proposed amendments to the Official Community Plan in the South Shuswap (Electoral Areas C and G) and the North Shuswap (Electoral Area F). That hearing has been scheduled for Wednesday, May 8, 2024 at 6 PM in the Boardroom of the CSRD office, located at 555 Harbourfront Drive NE, Salmon Arm. Residents are welcome to participate in person, or via Zoom.

More information regarding the public hearing and how to attend can be found on the Development Notices page of the CSRD website.

Proposed Amendments to the Electoral Area C (and G) and Area F Official Community Plans

Some areas of Electoral Areas C, F and G are not covered by a zoning bylaw but are covered by an Official Community Plan (OCP). For most properties, the number of dwellings that can be constructed in areas that do not have zoning is not regulated. However, where a Development Permit is required for construction of buildings, the development must be in accordance with the density provisions of the OCP. Density typically indicates the number of dwelling units that may be constructed on a parcel of land.

A Development Permit may be required if someone wishes to construct a new building for the following reasons:

• The proposed building location is within 30 m of a watercourse,
• The property has slopes over 30%,
• The building or any portion of a septic system is proposed to be located within 100 m of Shuswap Lake.

For the CSRD to be able to issue a Development Permit for a proposed development, it must be in accordance with the density provisions of the applicable OCP.

We want to ensure that all property owners have the same ability to construct secondary dwelling units whether their property is in a zoned area or not. Amendments to these two OCPs to add additional language supporting secondary dwelling units in conjunction with a single-detached dwelling are being proposed to ensure this occurs.

For more information

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Contact:
Christine LeFloch
Planner III
250-833-5957