Meeting held March 19, 2024
Verner Ram Rodeo
Council opened with a delegation from the Verner Ram Rodeo, a new event slated for September 7-8, 2024. Organizer Caroline Marx gave an outline of the plans, including the intention of making this an annual event, depending on its success. While hosted in Verner for the first time, the Ram Rodeo has been around for 26 years, with competitors from all across the country touring various venues. Marx reminded council of how popular the rodeo portion of the 2019 International Plowing Match (IPM) was with spectators.
This 2-day event would have some familiar and popular acts, such as the Canadian Cowgirls, as well as trick riders and trick ropers. “We’ve got the… rescue race, bull riding, bronc riding, saddle riding – all these events are included (…) They also have entertainment from the Canadian Cowgirls (…) At the IPM, we saw their show every day and they always put a smile on our faces,” said Marx. She added there are both entertainment and educational opportunities for children, and Verner expects 3000-5000 to attend throughout the weekend.
The weekend would also feature local food and craft vendors and is billed as a family friendly event. Presenters Marx and Joanne Laberge focused some of their objective on cultivating tourism to the area and building on community involvement, including volunteer opportunities and local commercial and entertainment incentives. “It’s going to involve different organizations (…) to engage community spirit. Most supplies are coming from our local businesses, so we’re trying to help local as much as we can (…) The Ram Rodeo Tour is one of the largest marketing rodeos in eastern Canada. (…) In recent years, WN has seen a decline in community events that attract large crowds. The lack of excitement and tourism in the municipality has been a growing concern for residents and businesses alike. However, the upcoming Ram Rodeo has the potential to change this trend and bring a renewed sense of energy and activity to the area.”
The duo received kudos from mayor and council. Coun. Roch St-Louis noted that past events such as the Fiddle Fest and the Truck Show & Shine drew big crowds but then petered out. “It’s good to see people involved again in our community,” he said. “I think it’s fantastic for our municipality.” Similar accolades came from councillors Jérôme Courchesne and Kirs Rivard, with Rivard wanting to know when tickets go on sale. Marx said advance tickets are currently available on the Ram Rodeo website at a reduced rate. The organizers received full verbal support of council and administrative staff.
Progress on Short Term Rental Accommodations bylaw
The piece-by-piece approach to creating a Short-Term Rental Accommodations (STRA) bylaw took up most of the council meeting on March 19th, with Coun. Anne Tessier chairing the proceedings. It was quickly agreed that a camping trailer not be allowed as a STRA unless on a property zoned as a trailer park. The next point was to maximize occupancy to 2 bedrooms and a impose maximum of 2 persons in any living area using a pull-out, out of concern that increasing occupancy might put a strain on septic systems. Clerk Melanie Ducharme added that every license issued would require a septic system review. This section was agreed on fairly quickly.
Parking and private roads did create some discussion. Parking was accepted to be consistent with zoning bylaws to ensure the nature and character of residential areas be maintained. The proposed bylaw indicated that there would be no STRA allowed on a private road without the permission of adjacent property owners granting right of way. Coun. Courchesne wanted to know how conflicts on private roads are handled currently, and was told by CAO Jay Barbeau “Very poorly.” He said that such matters do go to civil court, but added that “The municipalities have no say in the matter of a private road. The reason we would have a say in this case is because the underlying assumption here is that we are licensing (…) permitting something. (…) We’ve kind of entered into the debate and that’s why we’re wanting to ensure that before we issue a license, that everybody is OK with it.”
Coun. Fern Pellerin raised objections, citing several scenarios where neighbours could quash existing or potential STRAs, with councillor Courchesne also noting the number of private roads in their communities, wards 7 and 8. Coun. Tessier wanted to know if the STRA owner would have to get unanimous permission from everyone on the road. Clerk Ducharme said, as it was written, the STRA would necessitate permission from all neighbours. After numerous objections, this section was removed from the bylaw.
The next discussion was concerning Class A and Class B STRA licenses, and the differences between dwellings and residences. Coun. Pellerin said, “I’ve got a question on (…) class A license. It’s supposed to be your principal residence. How do you check on that, that it’s your principal residence?” It was determined that a principal residence was where you receive your tax bill, the address on your driver’s license. Pellerin’s concern was with persons residing outside of West Nipissing pretending to reside within the municipality in order to run a business. Barbeau noted that no system is foolproof, but it’s required by law to state one’s primary residence on one’s driver’s license. Class A STRAs would be on the property of the owner’s primary residence.
Council had questions on Class B licenses and the proposal to limit these to just 100 in the entire municipality. Roch St-Louis felt the discussion was premature without knowing how many STRAs were currently in existence, in both proposed classes. Mayor Kathleen Thorne Rochon suggested that there are companies who could be hired to do an environmental scan. “My opinion on it is I would rather start lower than higher for the reason… that it does encourage people to get their licenses if there’s a limited number of licenses.” She added that once the figures are in and there’s higher demand with a waiting list, the numbers could be increased. Coun. Jamie Restoule wanted to know where the number 100 came from in the first place. Council was told that the ad hoc committee looked at places like French River and decided 100 was a good number to start with.
As for the Class A category, Clerk Ducharme said that there wasn’t any real concern “because the owner lives there and that’s why we didn’t put a cap on the Class A licenses at that time.” Coun. Courchesne agreed, making the case there shouldn’t be a cap on Class A licenses, and the number of STRAs in West Nipissing would be later revealed during the license application process. This section of the proposed bylaw remains as is.
The next item of discussion was the limit of one STRA within a one-kilometre radius to ensure that multiple STRAs could not be clustered, thereby disrupting the general character of a neighborhood. Coun. Pellerin reiterated that current bylaws already protect neighbourhoods, so additional restrictions are not needed. He noted that in his own neighbourhood, “There’s four already existing within half a kilometre. I’m good with this because (…) with all the precautions that are in place, people are watching (…) so they won’t rent [before checking] people out. (…) It hasn’t been a problem.”
Coun. Courchesne again backed Pellerin’s comments, noting that costs for everyone are going up, and people rent their summer residences out for a couple of weeks to offset their costs. “I wouldn’t be in favour of the 1-kilometer radius. Again, there’s always some bad apples. (…) I got some complaints very early on about certain properties. (…) We have a few properties that are problematic. But if we impose a 1-kilometer radius (…) it doesn’t make any sense because just the lakefront that’s in the village of Lavigne, if you go 1 kilometer, it’s the whole village in itself. I would be in favour of just removing that clause,” stated Courchesne.
Another opinion presented was that there are very different community characteristics throughout West Nipissing, from narrow lot sizes in a place like Promenade du Lac, and other 60-metre waterfront lots that enjoy greater buffer zones. Mayor Rochon said, “I try to picture somebody who’s in one of those tighter lots, that all of a sudden ends up with a short-term rental on either side of them, and the traffic and the higher occupancy (…) When people are on vacation, they do act a little differently than they act in their own neighbourhoods or their own homes. (…) I’m a little on the fence (…) but I do also understand the desire for our permanent residents who live in these areas to protect their quality of life.”
Coun. Courchesne suggested removing this section and reviewing in a year. “With the demerit point system and the complaints, (…) that would kind of fix the issues,” he said, pointing out that bad actors could lose their license. He said starting too hard would penalize responsible operators, and his approach would allow a more natural accountability to take effect. Coun. Dan Gagné suggested allowing STRA owners to be grandfathered in for the first year while the demerit point system takes effect, “and if there’s no demerit points and no complaints, all current owners should be satisfied with that scenario.” Council resolved that the 1-kilometre radius would apply to new licenses only.
Fees and cost recovery were then reviewed. The Appeals portion of the proposed bylaw was accepted as is, along with a $250 appeal fee, as was the section on inspections and enforcement. There was discussion around distinguishing between legitimate and vexatious complaints. Coun. Courchesne suggested “framing a specific clause that (…) formalizes the process [that] we can use to deal with vexatious complaints”, for example a neigbour who lodges complaint after complaint because of personal dislike. CAO Barbeau offered the opinion that bylaw enforcement officers quickly gain an understanding of who is being vexatious or frivolous when complaints are not substantiated upon investigation.
Coun. Pellerin found the fee schedule for Class B licenses too steep. A first-time license is set at $750, with an annual renewal of $250. Mayor Rochon countered that the fees were compared with French River, and after cost recovery for running the licensing program, “I actually feel that our fees are quite reasonable (…) when you look at (…) our building officials are going out and fire inspectors and there’s paperwork and administration to do on this end (…) And also given the fact that for a weekly cottage rental, an average cottage rental, you’re probably getting anywhere from $1,400 to $3,000 a weekend. (…) If you’re doing shorter than a week, it could be $200 to $300 that people are charging through Airbnb.” Coun. Restoule agreed, saying “these individuals are probably in this for more than a year at a time and everything is going to balance out when we talk about staff requirements and what we’re putting on our staff. (…) I don’t see any issue with the rates as they sit there.” Clerk Ducharme noted that for penalties, those fees would have to be approved by the province. The fee schedule was approved.
Grandfathering was discussed and council wanted to know what proof would have to be provided to show an existing operation. Mayor Rochon said it would be simple to establish by just showing their listing on a STRA rental site before a set date. Coun. St-Louis countered that he’s not on a rental site, “but I do have a secondary cottage and I rent it from spring to fall. How do I show proof that I’ve been renting?” Mayor Rochon responded, “Receipts. You know what I mean? So, if it’s cash business, it’s kind of hard.” Clerk Ducharme suggested any old rental agreements, paperwork that would show they were renting. Courchesne recommended using that portion of the T1 that would show rental income. Mayor Rochon thought Courchesne was being “sunny” in the assumption that everyone declared such income.
Coun. Pellerin switched up the conversation, wanting to know if a grandfathered license goes with the property when sold. The mayor responded that it is the owner who is licensed, not the property. CAO Barbeau corrected that statement by saying a window of opportunity should be open to any purchaser to be given priority in licensing. As for the proof for grandfathering, it must refer to the previous season of 2023. It was agreed that existing operators be given preference for licenses over new operators. Those who wish to grandfather their STRA will be given a dated deadline after the bylaw comes into force.
The revised bylaw will come back to council for approval. It is expected that approval will meet with some resistance, as a resident-led petition is currently circulating to oppose the STRA bylaw.
Petition to have Quesnel Rd. paved
Council received a petition to have the unpaved portion of Quesnel Road, between Dutrisac and Nipissing, paved. A memo from Director of Infrastructure Elizabeth Henning indicated the costs to bring the section of road up to standard for paving was prohibitive, over $600K, compared to $75,000 for resurfacing with granular A. Barbeau told council the volume of traffic does not put the road in priority queue for paving at this time, but the matter could be brought forward as a capital budget item in the coming year, “given the fact that it was a petition in council (…) You wouldn’t be doing it now anyway, for a variety of reasons, procurement being one of them.” The official roads assessment will also be a determining factor, as road repairs in WN are prioritized. Coun. Rivard noted that most of the complaints in that area had to do with the raising of dust by the increased road traffic due to increased construction on the other side of Nipissing, and he would like to have dust reducing compounds examined as an option for the residents along that section.
Council Meeting in Lavigne
Council’s Committee of the Whole meeting for May 21, 2024 will be held at the Centre Communautaire de Lavigne Community Centre at 6:30 pm.
