Rossland council passed the second reading of the controversial and amended short term rental (STR) bylaw, but not without more heated public input.
After strong public representation from STR operators at the Jan. 8 council meeting, Rossland council amended the STR bylaw so that it will allow for the grandfathering in of the current operators.
With growing concerns over affordable housing, the city is trying to encourage residents to provide affordable long-term rental (LTRs) suites, rather than STRs. The new bylaw applies only to current owners of secondary suites and detached dwellings in Old Town Rossland, and does not include STRs in Redstone or Red Mountain.
Many in attendance are still not pleased with the bylaw, despite the amendment.
“The city sent out a questionnaire asking taxpayers their thoughts on STRs in Rossland,” said attendee Shawn Gresley-Jones during the two-minute public input. “The questionnaire came back that most people living in Rossland were happy. Why then would council want to change the existing bylaw when there was no cause to do so? It’s mind-boggling.”
Gresley-Jones also pointed to long-term rentals like Rossland Yards, run by the Lower Columbia Affordable Housing Society, which is at about 50 per cent occupancy.
Another property owner noted: “Property taxes went up nearly 12 per cent this go around, how can you expect us to run a long term rental affordably, if you keep increasing our property taxes nearly every year.”
Owen Williams, a 20-year operator of STRs and LTRs agreed that restrictions were harsh, LTR incentives lacking, and asked council to stick to B.C. regulations.
“This bylaw will punish local homeowners and discourage investment in suites and accessory buildings which provide jobs for local trades,” said Williams. “We request that council abandon this initiative and adopt the B.C. legislation.”
Following the public input period, when council addressed the second reading of STR zoning amendment bylaw 2828, Coun. Jeff Weaver addressed attendees and spoke passionately about the need for affordable housing.
Weaver stressed that council had done their due diligence when addressing the growing housing crisis and the plague of STRs in resort communities. He pointed to the unreliability of public surveys and how one such survey indicated that the city of Rossland would need five Cannabis dispensaries once it was legalized.
“Surveys don’t always equate to good policy, they are one tool that you use in making a decision,” said Weaver.
Weaver explained that STRs were part of the city’s zoning bylaws and contrary to the Official Community Plan that values and supports affordable housing.
As for restrictions, he said that while the BC legislation allows for an STR in your principal residence and a secondary suite, the province also gave communities the right to make further amendments.
Weaver indicated that Rossland has about 150 STRs in the community or one for every 30 residents, and one for about 85 people in Old Town. Kelowna had a similar ratio, and took drastic steps.
“They freaked out about it, because they had nowhere for people to live, and that’s the purpose of this provincial regulation. They are trying to have a starting point for people to start looking at tools in their tool belt and look at their individual needs.”
In response to the suggestion that the city “let the market decide,” Weaver said “the market is doing a terrible job,” adding that there will be a Housing Needs Assessment that will be considered when reviewing STR status.
Coun. Stuart Spooner said he understands why people are upset, but voted for the amendment.
“I’ve wrestled with this, and I’m concerned about affordability in our community and how challenging it is becoming. I would love it if these steps that we’ve taken would actually address them, but I’m not convinced they will, and that’s why I took a different position on this issue.”
Spooner said he hopes that if the new bylaw does not achieve what it is intended, then council revisit it and consider an alternative approach.
“Maybe we come back to it not too far in the distant future, and make a different decision about trading off hopes about affordability against limiting economic opportunity for people living in the community.”
Coun. Craig Humpherys asked that the city provide “comprehensive data collection” regarding the amended STR policy in the future including number of stays, revenue, taxes, number of Air BnBs, etc.
He also noted the B.C. government’s recent “Home Suite Home” program encourages home owners to add a secondary suite or an accessory dwelling unit (ADU).
In April, the province will introduce the Secondary Suite Incentive program that offers a forgivable loan up to $40,000 for home owners to build secondary suites or an ADU for long-term rentals. Both are dependent on zoning bylaws for the specific community.
Coun. Lisa Kwiatkowski said the OCP is clear, but the conversation was not over, and as Coun. Eliza Boyce remarked earlier, she looks forward to seeing the Housing Needs Assessment.
After more discussion, Council passed the second reading of the amended bylaw, with only Humpherys against.
The city announced that there will be a public hearing at council at 6 p.m. on March 11, where residents can speak to the short term rental Bylaw 2828.