MD OF BIGHORN – An ongoing review of the MD of Bighorn’s bed and breakfast and suite regulations will likely take a look at the amount of space allowed for visitor accommodation and options for short-term rentals in hamlets in the municipality.
Bighorn staff received additional direction from council at its April 23 governance and priorities committee meeting, which largely focused on reviewing how short-term rentals should be allowed in the geographically large municipality and the amount of space allowed for visitor accommodation in existing homes.
In Bighorn’s land use bylaw, no more than 30 per cent of a single-detached home can be used for visitor accommodation.
Also known as a cap, the intent is to allow residents to gain extra income from their homes while also maintaining aspects of the community so it doesn’t become too inundated with short-term rentals.
“I think it’s important to remember it’s a very diverse MD and individual community directions will vary,” said Coun. Alice James, who represents rural Ward 3 at the eastern edge of Bighorn near the Îyârhe (Stoney) Nakoda First Nation.
“I’m concerned about removing a cap. I have a feel and sense caps like that prevent a shift of culture from a community level as well as whether or not that primary resident is required in that building when they have visitors. That little piece does help preserve that community piece.”
Coun. Jen Smith, who represents Ward 1 of Exshaw, Kananaskis and Seebe settlements, echoed James’ concerns and emphasized the need to strike a balance in council’s ultimate decision.
“I know there’s other communities … who are all looking at these and noticing a diminished sense of community. While I think these are hugely valuable to us in families being able to afford to be here, there’s also a balance to make sure it’s done responsibly so we don’t have the diminished community that can happen and other communities are seeing.”
Bighorn council previously directed municipal staff to review short- and long-term suite and bed and breakfast regulations last January.
Bighorn Reeve Lisa Rosvold noted the discussion first came up with the last land use bylaw omnibus passed by council, which discussed the definition of a wet bar. She said had it been approved as originally proposed, it could’ve changed the use of bed and breakfasts in homes with suites.
“We have a really good basis for our policy. This policy is what drew me to move to the MD of Bighorn and I know that is the case for a lot of people. … Without this policy, they wouldn’t be able to afford to live there,” she said, highlighting how suites can aid in people continuing to afford to live in the Bow Valley. “In terms of affordability, a lot of people who have long-term and short-term suites, they see that as a way to provide affordable housing for themselves.
“I think from a small municipality like ours, if there’s a way to allow people to use their homes so there’s a way for them to make it affordable for themselves, that is a great step in us being able to help with the affordability of homes. Short-term and long-term, I believe, provide a more affordable option for people to live in the MD.”
Rosvold said the requirement for permanent residency, but allowing suites, has helped residents keep a balance and is “one of the key pieces” in the regulations.
Rosvold, who represents Ward 2 of Harvie Heights, Dead Man’s Flats and Lac Des Arcs, emphasized how visitor accommodation and resort accommodation are two different land uses, but can often be confused. Visitor accommodation can allow secondary suites and resort accommodation is for tourism use.
A staff report noted after reviewing similar regulations in Alberta and British Columbia, municipal staff were looking for additional feedback at governance and priorities committee before moving forward with potential recommendations.
The report noted municipal staff wanted to learn the level of public engagement, with the final review returning to GPC before heading to council.
However, with an update ongoing for Bighorn’s Municipal Development Plan (MDP), any decision could impact potential changes to suites and bed and breakfast regulations, stated the staff report.
“Administration sees these two processes as closely related and would like to ensure that any potential changes to the MDP are reflected appropriately within the land use bylaw,” according to the staff report, noting there may be opportunities to ask questions on suites and bed and breakfast regulations at upcoming public engagement sessions for the MDP update.
Hayley Gavin, Bighorn’s director of planning and development services, said there was some concern about having too much for residents to consider during the MDP open houses but it was “worth posing the question at some of the sessions we have coming up.”
Smith added concern about potentially losing focus on the MDP if too much is added for residents to review and give feedback.
“We might want to consider doing community engagement that is parking and suites together in Dead Man’s Flats or combine those two rather than combine with the MDP,” said Smith.
Under the existing regulations, suites and bed and breakfasts all have to provide on-site parking, but renewals, who operates them, class of taxation and short-term stays being permitted all change depending on the use.
“Administration requests a better understanding of the current issues as well as a better understanding of council’s strategic goals for short and long-term accommodation within the MD of Bighorn,” stated the staff report. “This would also include goals and objectives for affordable long-term housing within the MD as increasing the amount of short-term rental and B&Bs within the MD will affect this. The land use bylaw review will be directly related to the current Municipal Development Plan update, as the MDP outlines the goals and objectives of the MD for the next 15-25 years.”
Smith added she felt they “were going down the right track” but that “a lot more community input” was needed.
“I think there are community members who reside there and would really like that opportunity and others who are very opposed,” she said.
