Taking another look at student housing issue

OSHAWA -- North Oshawa homeowner Karl Neubauer wonders when the public meetings, consultations and planning proposals surrounding the issue of student housing will ever end.

"We just finished one process and that was quite a fight. Now we're at it again," he said, referring to an outcry by local residents about the influx of students to their neighbourhoods.

It resulted in City council passing an interim control bylaw earlier this year setting limits on the conversion of homes to rental units in areas around Durham College and the University of Ontario Institute of Technology.

"If we knew we would have this hassle we would never have moved here. But Oshawa is booming; you can't stop it."

The couple were among about 75 people who attended the first public open house Tuesday night at Oshawa and District Shrine Club. City planning staff have undertaken a North Oshawa Residential Land Use Study, which is looking at possible increased density allowances not just for the area directly around the campus but for across the city as well.

City planning staff presented two options it is looking at to deal with density zoning around the area roughly bounded by Simcoe Street North, and Taunton, Wilson and Conlins roads. The public was invited to review the options and provide input.

The Neubauers live on Niagara Street in an area close to the post-secondary campus that is the subject of the study.

"We are open-minded. We are trying to get information on what is happening and we want to see what they are doing. Hopefully it will alleviate some of the stress on neighbourhoods," Mr. Neubauer said. Residents have reported problems with noise, traffic and parking related to some students occupying single family homes in residential neighbourhoods surrounding the campus.

Paul Ralph, the City's manager of development and urban design, said the Neubauers' concerns were not unique.

"There are a lot of different interests. The area residents want to protect their interests, the landlords want to protect their interests," he said. "Tonight is the first step in getting public input. We will take it back to analyze. The input provided to us is invaluable in helping determine the recommended option. We will recommend one to council and they will ultimately make the decision."

The first option appears to favour homeowners and would be applied across Oshawa and is modelled on London, Ontario's which provided for a set number of bedrooms in a house.

It would restrict the maximum number of bedrooms in any dwelling unit to four in the entire city. Homes on Dalhousie Crescent/Concordia Court area and McGill Court area would be allowed up to six bedrooms until 2011 and 2010 respectively.

Anyone may apply to a committee of adjustment or for rezoning to request additional bedrooms through a public process.

The second option seems to favour landlords and deals with the separation distance between homes providing rental units.

It would require a minimum separation distance of 18 metres (59 feet) between single detached dwellings, semi-detached dwellings, street townhouses, duplexes and converted dwellings which are rented within the rental residential licensing area.

"There is a lot of rental accommodation around the university. This tries to spread it out," Mr. Ralph said. "Eighteen metres is not big enough for some residents."

Several residents said they were concerned there could be rental units in every other house on their street.

Public input can be submitted to the City until April 8. Under the terms of reference for the study, the input will be analyzed and an option recommended and another public open house planned for further input before City council votes on it.

The City's interim control bylaw that has put landlords in limbo with conversion plans expires May 22. It's hoped the City will have decided on an option by then or they might get an extension on the interim bylaw.

Landlord Jeff Gauthier, who owns a house near the campus, said the City's handling of the whole issue of student housing "defies logic."

"What's confusing to me is that they are looking at changing the zoning (increasing density) further away from the school to medium density when logic says they should be looking at rezoning (to higher density) close to the school," said Mr. Gauthier, also an instructor at the college. "But the homeowners' associations have lobbied to quote: 'Save our neighboughoods.'"

He bought the house new four years ago, originally renting to four students but eventually investing $20,000 to provide two additional bedrooms in the basement.

All procedures were followed including City permit and approvals but now he worries that the investment was a waste if the City opts for the four bedroom limit.

"I feel I was robbed of (that investment)," he said

"The City did not plan this well. . . The existing bylaws if properly enforced would address the issues of noise and garbage."