By Steve Hubrecht
Invermere council voted on more short-term rental (STR) temporary use permit (TUP) applications during last week’s council meeting.
There were three different applications at the Tuesday, Feb. 11 meeting — council approved two, but limited the third (in the Westridge neighbourhood) to just eight guests for a one-year trial period, instead of allowing the 13 guests that the STR owners wanted.
The first TUP application was for an STR on 13th Avenue. The operators were applying for a TUP for just six guests (below the maximum of eight allowed under Invermere’s STR rules), but they wanted to have those six guests spread across two bedrooms.
Invermere’s STR rules only allow two guests per room, so the 13th Avenue STR needs a TUP.
Council members were okay with the six guests in two rooms. “Given the layout and size of the bedrooms that are there, I think it’s worth giving it a shot,” said councillor Kayja Becker.
Councillor Gerry Taft pointed out that this particular STR is in the process of being sold and asked Invermere planner Rory Hromadnik what happens to the STR licence in that case.
“It can’t be transferred,” said Hromadnik, clarifying the STR application (and consequently the licence) belongs to the current owners, not the soon-to-be new owners. “We’ve reached out to the current owners (on this topic), but’s it’s a bit of radio silence from them. We don’t know what that means,” added Hromadnik.
The second TUP application was for 12 guests in a six-bedroom house on a 4.4 acre lot on Stark Lane in the southern end of Invermere. It generated four letters of support and two letters of opposition.
Councillors felt that the size of the property, the physical distance of the house from neighbours, and the infrequency rentals (only several times a year, according to the owners) meant it was unlikely to result in many complaints.
“This is the type of property we had in mind with TUP exemptions,” said Becker.
Taft took issue with one of the letters of opposition, from Invermere residents John and Joan Rouse. The Rouses had written that “we feel there could be a conflict of interest with both Councillor Taft and (Invermere) mayor (Al) Miller voting on these issues.
Councillor Taft is a realtor who could directly benefit from these transactions, and the mayor owns Home Hardware which is able to supply materials to said applicants.”
Miller was not at the council meeting. Taft felt there was no conflict of interest for him, saying, “I don’t see any type of transaction happening here. If I was a buyer or seller or involved in any other way I would not be in the room (voting on the issue as a councillor).” He said that since joining council in 2002 he has taken conflict of interest, and the perception of it, very seriously and often left the room for votes. Taft felt the Rouses’ comments were “offensive . . . I think this was a bit of a low blow.”
The third TUP application was for 13 guests in a six-bedroom home on Westridge Way, in the Westridge subdivision. In contrast to the first two TUP applications, the third was not well received by councillors.
Taft pointed out the application was only submitted on December 20, nearly eight months after Invermere’s STR rules came into effect, and the owners had only just recently hired a property manager.
“They were operating for a long time without applying . . . that shows a lack of consideration for the community,” said Taft.
Hromadnik explained that the TUP application only came after two letters of warning sent by the district. The second warning letter pointed out the STR would be de-listed from AirBnB, VRBO and other online rental platforms if it did not get a licence.
“There seems to be a bit of a lack of sincerity there,” said Hromadnik.
There are four bedrooms in the home, and another two in a garage suite, as well as a pool in the backyard.
The district received four letters of opposition to the Westridge STR, as well as a petition of opposition signed by 15 neighbours.
“To me this is an example of everything that is wrong with STRs. This is the reason a lot of people in Invermere are upset with STRs . . .this is a problem house,” said Taft. “Out of town owners, out of town property managers as far as I can tell, a big house in a normally quiet neighbourhood, then you go and put a pool in the backyard. That invites noise and parties . . . I’m not a fan of this property.”
The length of time it took to coax the owners to even apply for a TUP “makes me leery,” said Becker.
Council voted three-to-one to give the Westridge STR a TUP for eight guests instead of 13, for a one-year trial period. Becker was the one opposing vote.
