Mayor and council for the Town of Pincher Creek, Alta, voted Monday, Nov. 14, to defer a vote on a bylaw amendment designed to regulate short-term rentals within town limits.
Monday’s decision at chambers followed a lengthy public hearing that saw around 50 residents and at least one out-of-town investor pile into the gym at town hall, with many speaking for and against the amendment.
If passed, the amendment would put permitting and licensing requirements on upwards of 20 short-term rentals already operating in town through tourist accommodation websites like Airbnb and VRBO, and limiting STRs not lived in by their operators to five per cent of homes per residential street.
No such limit would apply to STRs with live-in operators. Bed-and-breakfast operators would not be allowed to operate STRs on their licenced premises.
Pincher Creek’s current land use bylaw doesn’t mention STRs at all, though in practice, town hall has granted business licences on an ad-hoc basis to operators that have applied, according to chief administrative officer Laurie Wilgosh.
The bylaw was drafted by Steve Harty of the Lethbridge planning commission, Oldman River Regional Services, which Wilgosh said provides planning and development guidance to Pincher Creek and several outlying municipalities.
Reading his council report to start Monday’s hearing, Harty told the audience that the town’s STR industry needs some form of regulation amid growing concerns on the part of operators who want clear expectations from town hall and residents who say STRs are putting pressure on the town’s tight long-term rental and real estate markets. STRs are meanwhile subject to the province’s new tourist levy and the federal GST, Harty added.
Speaking for the amendment, Lane Heggie said he owned and operated a purpose-built STR on the 1000-block of Livingston Way, but doesn’t live in Pincher Creek.
Clear, reasonable regulations would serve the community well, he said, adding that operators should talk frequently with their neighbours to speedily resolve conflicts.
Lynn Brasnett, a longtime area Realtor and former rental property manager, pointedly reminded the audience that shutting out STRs would do little to boost the town’s rental stock.
“We have run a less than one per cent vacancy rate in this town for over 30 years,” she said, insisting that many STR operators would likely have to sell off their investment properties if they couldn’t market their services on Airbnb, or the like.
Jenae Toews, who runs an STR in town with her husband, agreed.
“At this time in our lives, with my husband doing school, we more than likely wouldn’t be able to afford to keep the property as a long-term rental,” she said.
Japhia Epp, a paramedic with Pincher Creek Emergency Services, said she and her husband own three long-term rentals and four STRs.
“We get a lot of families that come to Pincher Creek, and some of them say, ‘We would not come here if there wasn’t a place to stay like this.’ ”
Epp went on to say that she and her husband actively promote other local businesses to their Airbnb guests.
Coun. Wayne Oliver then asked Epp how she’d feel about living next to an STR.
“I am a neighbour to a short-term rental in this community,” she replied. “I do know the owners of the house and have regular communication with them. The idea is that, ‘If anything goes wrong, you let me know.’ ”
Speaking against the bylaw, Chantal Laliberte stressed the town’s burgeoning housing crisis.
“If Pincher Creek was a town with plenty of long-term rentals and plenty of affordable housing, I wouldn’t be standing here, talking to you
“Housing is not like any other commodity. It’s not like gold, which is a commodity but is not a human right,” she said, drawing on the UN’s founding text, which enshrines the right to adequate housing.
Joan Brees then took the podium, listing 22 questions and concerns from residents she said weren’t able to attend the hearing. These ranged from the town’s apparent lack of authority to enforce whatever regulations council might approve to noise complaints, parking shortages and safety concerns by worried neighbours.
One resident who spoke to Brees said a vacation home on their block had been rented to 15 people “and kiddos” last summer. Residents don’t want to see “party people” take over their streets, Brees said.
Sgt. Ryan Hodge, commanding officer at Pincher Creek RCMP, said Monday afternoon that he was not aware of any 911 complaints specifically related to disturbances or noise complaints at local STRs.
Pat Neumann, chief of Pincher Creek Emergency Services, said in a written statement to council that he would welcome the amendment’s regulations, noting that a map of active STRs would probably help fire and ambulance crews.
Presiding over council’s meeting at chambers, Mayor Don Anderberg and Coun. Oliver were quick to suggest putting off a final vote.
“Getting this right would be nice, right off the bat,” Anderberg said.
While he was personally in favour of regulating STRs, the mayor cautioned that council needed more time to deliberate.
Coun. Sahra Nodge countered that council should come to a vote, having just taken in “a very respectful, very informative public hearing.”
But the emerging consensus resolved that the amendment needed tightening up, ending in a unanimous vote to revisit the amendment at council’s next meeting, Monday, Nov. 28.
Laurie Tritschler, Local Journalism Initiative Reporter, Shootin' the Breeze