A request for a zoning amendment to renew the temporary use of a garden suite (mobile home) on a rural property here sparked a discussion on July 11 on the philosophy behind such structures.
Melvin and Shirley Martin applied for the amendment for their 4th Line property near Wallenstein. A garden suite on the property was originally approved in 1985 and renewals were granted in 1992, 1995, 1998, 2001, 2005 and 2013. It has now been in place for 32 years.
Changes to the Planning Act for garden suites came into effect on May 4, 2011. These changes allow a temporary structure to be in place for an initial period of 20 years, after which three-year renewals are required.
Councillor Lori Woodam questioned why the applicants are put through the process every three years.
Wellington County senior planner Linda Redmond explained “the intent is it’s a temporary building and it’s only to be there for a certain period and its ideally to house aging parents.”
Redmond added Mapleton is “unique” in the way local residents utilize the structures, due to the abundance of generational farming operations.
“Parents move out or pass away, new parents move in and they just roll,” she noted.
When Mapleton council created a new comprehensive zoning bylaw in 2010, Redmond explained, the council of the day was concerned about the fate of residents using the garden suites if the municipality did not continue to provide extensions allowing the structures to remain in place.
“Who’s going to provide housing for them?”
She pointed out the current zoning bylaw provides for a second permanent dwelling on a farm property over 25 acres.
“That’s in the zoning bylaw and you might be seeing more of that, but in the interim,” many property owners will continue to request renewals for existing structures, she predicted. Redmond said financial concerns are a factor.
“So $2,500 for an application (to keep a garden suite) versus removing it and building an entire house,” she stated.
“Or an addition to a house,” added Mayor Neil Driscoll.
Noting many mobile homes are not “particularly mobile,” councillor Michael Martin wondered if it would be possible for landowners to apply to have existing suites considered permanent structures.
“A mobile home, other than for the purposes of a garden suite agreement … is not permitted,” chief building official Patty Wright pointed out. She noted a foundation would be required for a structure to be considered permanent.
Woodham asked if the municipality could implement a policy to “enlighten people” of the option to build a permanent second dwelling when they apply for a garden suite renewal.
“Perhaps we just need some sharing of information allowing them to understand that there is another option,” she suggested. “Especially in this case, it’s something that, it’s almost getting abused.”
Wright said, “Anybody who’s coming in for a new application and had that discussion with me knows what these options are. But these renewals? No, there’s no consultation.”
CAO Brad McRoberts pointed out part of the reason for the three-year limits after the original term expires “is to make it a little bit inconvenient for people that they have to come in and renew.”
Woodham suggested the municipality could consider a limit on the number of times three-year extensions would be allowed.
However Martin pointed out garden suites fit in well with the lifestyle of some residents.
“I like the fact that we can appreciate our unique cultures that we have locally,” he stated.
Martin also pointed out the municipality doesn’t offer a lot of options for accommodation of older residents.
“We don’t have a lot of facilities locally,” he said.
Wright pointed out garden suites don’t always stay in place for as long as the Martins’ has.
“We’ve have had some removed … there’s probably two or three since I’ve been here … that have been removed when no longer required.”
Councillor Marlene Ottens pointed out mobile homes “don’t last as long as a regular house and the three-year renewal is a revenue source for the township – so there’s that.”
Council will consider a draft amending bylaw allowing a three-year extension for the Martins’ garden suite at its next meeting.
