Contentious topic back in the news

Secondary suites are back in the news thanks to a marathon council meeting at City Hall recently that saw 26 suite applications up for approval.

Sure to provoke those on both sides of the debate, CREB®Now takes a look at some of the latest developments in what is quickly becoming Calgary's very own version of The Song That Never Ends.

$10,000
With 26 individual secondary suite applications up for approval at council, the process dominated the day at City Hall, taking roughly 10 hours to hear from all involved. While council members are not paid overtime, City staffers are, meaning the cost of the review could cost taxpayers in excess of $10,000.

Airdrie looks to improve acceptance of secondary suites with bylaw review

Calgary is not the only Alberta city tackling the controversial issue of secondary suites.

Airdrie is putting its current land-use bylaw under the microscope, meaning residents in that city could soon see changes to the way the suites are regulated.

Suites are currently allowed in just three neighbourhoods: Bayview, The Canals and Silver Creek. Under the proposed bylaws, the City would allow at least one secondary housing option (a basement suite, a garden suite separate lot unit, or a garage suite) in most residential districts, with the development authority having final say on appropriate usage of a secondary suite.

Highland Park president says lack of communication complicating secondary suites issue

A local community association president says a lack of consultation by at least one member of council is adding to the disconnect between Calgary residents in support of the suites and those on city council who have voted against wider approval.

Highland Park Community Association president Elise Bieche said despite a "large" majority of those in her Ward 4 community who support the suites, Ward 4 Coun. Sean Chu hasn't contacted anyone with the association to gauge their opinion.

"I don't think he's ever surveyed Highland Park. That would be my guess," she said. "Sean has never asked me my opinion on secondary suites or my board's opinion, because my board has actually endorsed our stance on secondary suites. So it's not as though I've gone rogue or there's a disconnect between me and how my community feels on secondary suites."

A look back at secondary suites in 2015

City council made gains over the past year on encouraging development of legal and safe secondary suites in Calgary, but the topic continued to be a contentious issue for many.

While council approved relaxations to secondary suites regulations in two areas in late November, it also rejected a bid earlier in the year to legalize suites in four central wards.

This year also saw the introduction of a registry program and development permit exemption, both initiatives aimed at bringing more safe properties to the city.

Regulation changes could make investment market more attractive

Recent changes to secondary suite regulations could spell good news for investors looking for opportunities in Calgary's detached housing sector.

In late November, city council voted to relax the regulations on lot size and increase the amount of floor space allowed in the suites.

Under the new rules, homes zoned R-C1Ls, R-C1s and R-1s will have the minimum lot width removed altogether, while homes zoned R-C1N, R-C2, R-1N and R-2 l will see the minimum lot width reduced to nine metres.

The changes will also increase the maximum size on basement suites from 75 to 100 square metres.

Relaxation on lot size, floor space

It's going to be a little easier for Calgarians looking to add a legal secondary suite to their property.

In the latest development in the ongoing secondary suite saga, council has voted to relax the regulations on lot size and increase the amount of floor space allowed in the suites. The change was initiated by councillors Andre Chabot and Gian-Carlo Carra, who brought forward a motion to change the regulations.

Calgary creates secondary suite registry program 

Calgary's secondary suites debate now has its very own sticker.

In an effort to promote legal and safe secondary suites, the City of Calgary has launched a secondary suite registry and sticker program. The online, searchable registry tool and registered sticker program will help Calgarians verify if a secondary suite has been inspected by the City and meets the requirements of Alberta's building codes at the time of its approval.

Having added a legal secondary suite to his southwest Calgary home shortly after its purchase, Bryan Backman-Beharry believes the City's move will increase demand for legal, safe and abiding suites like his own.

"I expect it will increase demand for legal suites," said Backman-Beharry, who has already received his registry sticker from the City.

Has "not in my backyard" become Calgary's unofficial slogan?

The cry "not in my backyard" has been heard in this city over many topics. From secondary suites to skateparks to special needs schools and even bottle depots, objections have arisen on projects both public and personal.

Having even spawned its own Twitter handle, Calgary's long-running history of NIMBYism has seen residents object to special needs schools on the basis that they would lower property values, social housing based on an increase in population density and skateboard parks based on the "racket" created by budding Tony Hawks.

For those tasked with moving projects forward in the face of such criticism, it can be a delicate balance.

"Obviously there is NIMBYism in Calgary, as there is in every city. Whether or not there's more, I don't know," said RESOLVE spokeswoman Amy Hurst.

CMHC change will allow buyers to use more rental revenue as qualifying income

A rule change from Canada's Crown housing corporation may provide more fuel for Calgary's long-running debate on secondary suites.

Set to take effect Sept. 28, the change will allow homeowners to count 100 per cent of rental income from legal secondary suites as qualifying income applying for a mortgage.

Up from the current level of 50 per cent, Canada Mortgage and Housing Corp. said the changes were made after a review of the corporation's policy for treatment of rental income.

"It appears as though CMHC is making these changes to assist with affordable housing," said Nolan Matthias, broker at Calgary's Mortgage360.

The past, present and future of secondary suites in the city

Calgary is a city on the move. Energy sector uncertainty aside, cranes continue to dot the skyline and new communities continue to blossom along the outskirts.

However, despite years of debate, a familiar topic seems poised to remain as a burr under the saddle of the "Heart of the New West" – secondary suites.

Most recently, a council committee was tasked this week with determining whether to hold a plebiscite that would let the public decide whether suites should be allowed in neighbourhoods they're currently not zoned for. With an estimated price tag of $2 million, reports suggested city staff was fully opposed to the option.