Current St. Catharines zoning bylaw for this property allows a duplex, an interior accessory dwelling unit, or a detached accessory dwelling (ie. coachhouse). Please see a breakdown of options below.Duplex:
The lot width currently meets the duplex zoning bylaws, but the lot area does not. However, the Investor could apply for a minor variance. If a minor variance is granted, the FULL basement could be used as a duplex unit. We also believe that a detached accessory dwelling (coachhouse)
may be allowed in addition, once the house is a duplex.
Interior Accessory Dwelling Unit: This property currently meets the requirement for an interior accessory dwelling unit in the basement. Unlike a duplex, an interior accessory dwelling unit can only cover 40% of the principal dwelling or 60 sq m (whichever is less). If the Investor wanted to go this route, they could create a new 645 sq ft unit in the basement and add a second staircase to join the other basement area to the upstairs unit.
Detached Accessory Dwelling: The 647 sq ft garage can be rented out as a storage space or workshop with minimal setup costs. The Investor could also convert the garage into a 1 or 2 bedroom, detached accessory dwelling.
Due to Bill 108 passing, every city will be required to allow 3 units on a property. This will allow the full sq ft of the basement to be used as a unit without a minor variance, but it may take a couple of years for the bylaws to be updated to reflect Bill 108.
Below are some options that the Investor could choose right away:
Option 1: The Investor could be to turn the garage into a detached accessory dwelling (coachhouse) now and rent the entire house as one single-family unit. When the bylaws are updated, the Investor will be able to turn the full basement into a third unit.
Option 2: The Investor could turn 645 sq ft of the basement into a unit and rent out the garage as a workshop. Once the bylaws are updated, it will be easy for the Investor to evict the workshop tenants as they are not protected by the RTA. After the eviction, the Investor will be able to convert the garage into a detached accessory dwelling (coachhouse).
Option 3: The Investor could go the minor variance route, turn the house into a duplex, and then convert the garage into a coachhouse.
Option 4: For the Investor who does not want to convert the garage into a coachhouse, they are able to get excellent rent for a large garage with electricity and heat.