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1. What is a secondary suite?
A secondary suite is generally defined as any self-contained dwelling unit that is located within a primary dwelling unit, where both dwelling units are registered under the same land title. A dwelling unit means a self contained building or a portion of a building usually containing cooking, eating, living, sleeping and sanitary facilities and used as a permanent residence by a household.
2. How many secondary suites does Red Deer currently have?
Our Assessment and Tax department has identified 881 properties where the variation “basement suite” code has been used. This description however, does not determine if they are actually rented or still active. The Inspections and Licensing department and Emergency Services have inspected approximately 250 secondary suites. Knowledge of existing illegal secondary suites is usually gained by way of complaint to the Inspections and Licensing department.
3. What changes were recently made to the Alberta building and fire codes?
In 2006, the Alberta Building Code was modified to provide standards specifically for secondary suites recognizing they are different from other types of dwellings. The Alberta Fire Code standards for secondary suites will come into effect on January 1, 2009.
4. What are some of the things included in the new Alberta Fire Code?
Some examples of new regulations under the fire code are:
• Height of rooms must not be less than 1.95m
• Each bedroom shall have at least one window with an unobstructed opening size
• Exit stairs much be clear width of not less than 860 mm
• Landing width shall not be less than 900 mm in length
• Public and exit corridor width shall not be less than 860 mm
• Exit doors shall not be less than 1980 mm high, 810 mm wide and swing inward
• Suite must have one exit that leads directly outside
• Two units must be separated from each other and from the furnace room by no less than one layer of 12.7 mm thick gypsum or wall board or equivalent material on the ceiling and the walls
• Smoke alarms need to have connections to an electrical circuit so that the activation of one smoke alarm causes all alarms in the dwelling to sound
5. Why is The City looking at secondary suite regulations now?
Over the past few years, affordable housing has become a significant concern for Red Deer. In response, The City’s Affordable Housing Strategy (2006) set out a number of strategic recommendations regarding secondary suites, including changes to secondary suite regulations, legalizing existing secondary suites, and creating new secondary suites in established neighbourhoods. Earlier in 2002, The City implemented regulation by way of the Land Use Bylaw and Neighbourhood Planning Guidelines and Standards to allow for the identification of secondary suite locations within the Neighbourhood Area Structure Plan for new developing residential neighbourhoods.
In January 2008, The City engaged Western Management Consultants to consult with the community and stakeholder groups to identify stakeholder observations, suggestions and input concerning how secondary suites should be managed.
6. How did The City gain feedback from the citizens of Red Deer?
Significant public consultation and input has occurred throughout the entire secondary suites study process. A web survey was undertaken in early 2008 with over 200 respondents. Interviews were held with stakeholder groups such as City departments, Red Deer County, Red Deer home builders, Urban Development Institute,Red Deer College, Re-Think Red Deer, Chamber of Commerce and some utility companies. Two public open houses were held during this time as well.
Later in the process, another open house was held at the request of City Council for the purpose of gathering additional resident input and to specifically ask citizens their thoughts on the maximum number of suites that should be allowed within individual neighbourhoods.
7. What themes emerged through the public consultation?
Overall, residents are supportive of secondary suites in Red Deer. These are some of the themes that were presented:
• Parking issues related to secondary suites
• The City must ensure secondary suites meet safety and fire codes
• Size and location of the suites should be regulated by The City
• If a homeowner has a home based business, they should be restricted from having a secondary suite due to parking and increased traffic.
• Non-owner occupied secondary suites in some neighbourhoods are perceived by some residents as one cause of increased crime and other negative social behaviours
8. What are concerns city residents have about secondary suites, as identified through the consultation process?
The greatest community concerns are around the availability of parking and the added stress of secondary suites on neighbourhood roads. Changes to the Land Use Bylaw can, however, address this issue. Right now, each resident must have two parking spaces for a single family home. Adding a secondary suite would require the home owner to provide an additional parking spot for a suite with two bedrooms or less and two additional parking spots for a suite with more than two bedrooms. The parking must be available for the exclusive and unrestricted use of the occupants of the secondary suite. Other issues regarding increased noise and the perception that secondary suites can come with unkempt yards can both be dealt with by complaint through the Community Standards Bylaw (Part 1 – Noise and Part 2 – Nuisance, Unsightly Premises, Graffiti).
9. What are the benefits to having secondary suites in our city?
Secondary suites provide more reliable and somewhat stable rental supply for the community. By legalizing existing and new secondary suites we create stability in housing options. It could also be recognized by lenders to qualify new homeowners for mortgages therefore making it easier for people to come into the home ownership market. Also, legalizing secondary suites means better opportunity for ensuring minimum health and safety standards for tenants of secondary suites.
10. What kind of planning has The City done to support the legalization of secondary suites?
The Municipal Development Plan, which was released this past May, highlights a number of items that directly relate to secondary suites such as:
• Encouraging compact and efficient form
• See opportunities to increase the overall density of the city
• The City should promote intensification of the urban areas by ensuring its design guidelines and specifications encourage the efficient use of land
• Promote the establishment of neighbourhoods that are designed based on the principles of social, environmental and economic sustainability
• Provide a mix of housing types to meet a variety of lifestyles, special needs, lifecycle demands and market preferences
• Encourage re-investment and infill in older neighbourhoods
• Promote the efficient utilization of land by achieving increased residential densities
• The City shall encourage the creation of a wide variety of housing forms. This may include dwelling units in combination with compatible non-residential used, live-work units and secondary suites
• Continue to promote and encourage higher-density residential development in or near downtown
• Seek opportunities to reduce travel demands and promote alternatives to the private automobile
Other planning documents that encourage secondary suites include:
• Red Deer Growing Smarter (2002)
• Affordable Housing Strategy (December 2006)
• EveryOne’s Home: Red Deer’s Vision and Framework on Ending Homelessness by 2018 (2008)
11. What is the difference between discretionary use and permitted use?
Discretionary use means that the application would need to come before the Municipal Planning Commission to be reviewed. It could be approved or denied at that stage, and would be available to appeals. Permitted use means that it does not have to go to the Municipal Planning Commission and would be able to be approved by the Inspections and Licensing department based on the homeowners application and inspections.
12. Why can’t The City require that the building owner of a secondary suite live in the dwelling unit?
The City of Red Deer sought legal council to advise on this issue. They advised that any requirement for a secondary suite to be only located in dwelling units occupied by the building owner would not stand up in a court of law if challenged. The City is able to regulate the use of land, but not regulate the users of that land. Administration has excluded any requirement for the primary resident of a dwelling unit, with a secondary suite, to be the building owner.
13. What will The City do to deal with the suites that are already in existence?
In order to deal with and evaluate non-approved secondary suites that were in existence on January 1, 2009, and ensure the safety of these residents, The City has implemented a six month time limit to allow owners of existing non-approved suites to come forward and provide opportunity to bring these suites up to code. These secondary suites will be considered discretionary use.
For more information on secondary suites, please contact:
Beth McLachlan
Inspections and Licensing
The City of Red Deer
403-342-8208
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