County News
Unpleasant Bay
John Ralfe has lived at Bay Meadows Park for 23 years. He has enjoyed most of them but says the park has fallen into disrepair over the past few years.
Trailer park’s expansion application uncovers tensions
On the north shore of Hillier’s Pleasant Bay is Bay Meadows trailer park, a mobile home community established more than 40 years ago, nestled in along the road to North Beach Provincial Park.
Even in mid-winter, it looks like a cottager’s paradise; small lots along gravel roads, gently sloping down with a perfect view of the quiet, marsh-like shore of the bay. A sign at the entrance to the park boasts a year-round adult community and a quick glance across the park confirms this, as about half the mobile homes have cars in the driveway, even more with recent signs of life.
But upon closer investigation, there are cracks that start to show. The gravel roads are rough, and have suffered from several winters without maintenance. Piles of brush and refuse are scattered throughout the park. Another sign clarifies the park is not yearround, but rather a 50- week park with seasonal lots.
It turns out, there’s a significant difference between a year-round and 50-week park, and its residents are learning that the hard way.
John Ralfe, a member of the park’s tenants’ association, has been calling the park home for 23 years, and says he’s one of about 65 tenants who consider the park their primary residence. While the tenants are aware the zoning allows for tenants to be on the property 50 weeks out of the year, Ralfe argues there’s nothing in the management of the park to reflect that.
“It seems that some of the councillors were under the impression that there weren’t people living here year-round,” says Ralfe. “[The park’s zoning is] non-conforming. In other words, these places have commissioned to be here year-round, and the park’s supposed to close for two weeks, but they can’t do that. And it’s reached the point now that it’s a 50-week park, but if I go away for two weeks in June, I’ve satisfied that [requirement].”
The problem is, because it is not officially a year-round park, the owners do not have the same responsibility to tenants, nor do they make the same decisions regarding infrastructure. That became clear two years ago, when an overused septic system overflowed, leaving a terrible smell. It had to be pumped several times per day.
Ralfe says the septic issue was poorly managed, and included installing a pipeline to dump sewage into Pleasant Bay, a provincially significant wetland
After a fine and pressure from the provincial environment ministry, a new septic system was installed. But the area where the tanks had been was left open for nearly a year.
“That’s the septic bed,” says Terry Browne, another park resident, pointing to a patch of grass closely surrounded by mobile home lots. “So you get a damp day or a hot day and the smells start to come out because of the gases coming out.” Not yet decommissioned, Bay Meadows’ owners hope to add several lots atop that bed.
The trouble didn’t stop there—this past Christmas, a valve broke on a decommissioned tank adjacent to Ralfe’s lot, spilling sewage onto the road and grass.
That was pumped, but the requirement to lay down absorbent material over the raw sewage was never met.
“They’re used to spills, they’ve had a lot of spills,” says Ralfe. “They’ve had a number of them. And my concern is that they pumped it out, that’s fine, they fixed it, that’s fine. They didn’t go the final step. They don’t complete stuff.”
The park’s manager, Kari Arnott, says the concerns are being addressed and shouldn’t be an issue going forward.
“The park has been working closely with the Ministry of the Environment and Climate Change and the County to resolve any and all concerns regarding the septic system. There were concerns but they are all being addressed to provincial requirements,” Arnott wrote in an email.
Septic management was one of the issues brought up in a recent planning meeting when the park’s owners went to council asking for a zoning bylaw amendment so that more trailer lots could be built on top of the septic bed, which has yet to be officially decommissioned.
Ralfe, along with several other permanent tenants, were shocked to learn at this meeting that Arnott had explicitly informed councillors that since the park is seasonal, there are no permanent residents on-site.
When he informed council that more than 60 residents lived on site year-round, there were surprised murmurs around the horseshoe. Most councillors had reviewed the proposal under the impression the park was only seasonal, just meant for tourists. The new information meant looking at the proposal in a whole new way.
Despite planning chief Robert McAuley urging council to move forward on a decision regarding the park’s expansion, the park’s request was deferred to a March meeting. Hillier councillor Steven Graham argued council would be wise to avoid a poorly-managed park with year-round tenants.
“We don’t’ want a Sunnyvale on our hands,” Graham warned, referencing the fictional trailer park from the popular TV series Trailer Park Boys.
Arnott doesn’t see a problem, and says most tenants are happy with the park as is.
“The park has been operating for many years, with many occupants who have come back year after year,” wrote Arnott. “The park is legally allowed to operate as a 50-week park. That is how it is operated, and all new occupants must sign a 50-week licensing agreement. We will be in attendance at the March meeting. The staff report presented to Council supported the development as proposed.”
Ralfe says he is not opposed to an expansion, but would like to see the full-time residents recognized and the park managed properly. He worries that under current practices, adding more units will be impossible to manage.
“They certainly have the right to do that—we just want it done properly,” says Ralfe. “Disposal of dirt, et cetera. How are they going to do that? Just generally, the cleanup. This park used to be beautiful, immaculate… now they do work and just leave it.”
Thank You to all the Residents for your never ending concern for our Park, and it’s Owners. The few with all the negativity must lead a very boring life , because they just do not get it , and why go behind everyone’s back and represent Our Beautiful Park . Thanks to all the residents who have passed on very positive remarks, so very well said , and let us give Our owners some leeway on their numerous hours , weeks, and months of never ending hard labour , some in the worst of weather conditions- while a few sit back and complain, or drive around looking for something to complain about – Kudos to Linwood Park and it’s Management Team !!!!
I have lived in various parks throughout the county and have been satisfied with every one of them. All was fine until the Walkerton Water disaster. Councilmen everywhere are so scared of us drinking bad water that things have gotten totally out of control. YEs, i believe in standards but this puts a strain on all parks. WE all love the park experience as its the last place to feel more free in life, living close to nature, having a small manageable place to live. Who needs a fifteen room house in the suburbs at age 65 up? The parks are a little piece of heaven.. thanks
Thank you Mark Gemon. ..I feel the same way. Moving from Toronto after 55 years….I thought I would find it hard but I love it…and the people. I’m lucky I found such a beautiful spot to enjoy my retirement. It will only get better when they complete all the work. Looking forward to many years ahead.
After reading the local news paper on February 12th 2016, I was very surprised that a very few individuals in this park had that to say about this great place to live. In my opinion these accusations are all false. I’m not sure what has motivated these few individuals, but I assure you these accusations are not true.
I feel the need to speak up for Linwood Parks and the management of Bay meadows.
I have lived in this park now for 4 ½ years. I thought moving in this 50 week gated adult community would be a big adjustment for me; however I have enjoyed living at Bay Meadows.
People are very friendly, kind and caring and a incredibly close community. Management and staff work round the clock to insure a safe and beautiful environment for us all. The Staff and Management have made me always feel right at home from the first day I moved in. The Staff are helpful, very attentive and always willing to help out in anyway. Bay Meadow Staff and Management work very hard and have spent a lot of money to improve the parks Hydro, Water and Sewage systems, just to name a few. They are continuously working everyday to insure that this park is safe and one of the top parks in Ontario.
In sum, I highly recommend Bay Meadows to anyone who wants a stress free environment with a group of warm and friendly neighbor’s and a great Management team.
Thank you for your time
Some of the Tenant’s Association listed issues that are now mute. The fine was levied to the park under a previous manager, so that’s no longer an issue, and they are moving forward so why even list that one? The new sewer lines are still being put in, so there will be new cleanouts put in. In the meantime the park is handling the old dilapidated septic problems as instructed by the MOE. MOE is on top of the work so let them and the park do their job. It is a MASSIVE infrastructure undertaking and we have to have patience and trust that all the issues will be dealt with. Keri told us that she has huge cosmetic plans for this summer and we trust that she will carry forward with those. Hopefully, she won’t run into opposition to those plans too. We know it is no picnic living in a construction zone. People have to have patience and trust that given reasonable time these problems will all be fixed. This is a wonderful park, we have made great friends here and once everything is done our house values will increase significantly because people will want to move into this beautiful park! It’s like the ugly duckling turning into a swan. Please, let’s all stop this foolish bickering.
The recent articles made public on Bay Meadows Park, and the opinions given, in no way reflect how the majority of residents that live here, feel.
The select few who have slandered the very essence of the place where we live has basically discredited our home. I say this because Bay Meadows Park is my home and to many who feel the same way.
I have had many phone calls from concerned residents who are away and heard of the reports and are very concerned about our future, our livelihood. Unfortunately they are not here to represent themselves.
We feel safe here and content in our homes as it is a gated community.
The many upgrades in infrastructure over the last year and the more to follow, have made great strides in improving and repairing the park. Some to mention are the new underground hydro, improved water system and new sewage plant. Yes, albeit, there were some inconveniences (rough roads and heavy traffic), from all this construction and digging, but that is to be expected, that is progress for the betterment of the park.
The plowing and clearing of the roads in the winter and have been the best since we have been here. Some in the park work and the roads are always cleared early.
None of the improvements were mentioned in the recent published reports of the park. It was all the negativity of what’s wrong in their opinion, not what’s right.
We should think again, give management at all levels a chance to continue making this a better park for all of us.
I am not at liberty to comment on some of the issues brought forward as I have not encountered these problems.
Bay Meadows Park on Pleasant Bay can be “PLEASANT” as you want it to be or “UNPLEASANT” depending on how we look at our future.
Jim McCrate
well said Jim..
Thank you Jim for being so honest. Yes…we know there is a lot going on in the park…aND we know it will take time. I can see the majority agrees with you…its all logical. I can see the improvements and know in time…other improvements will take place. I’m sure the park is working with The Ministry to resolve the outstanding issues. I’m looking forward to many great years at the park…I’m sure many feel the same way.
There seems to be some confusion about what the problems really are:
The reporter saw “The gravel roads are rough, and have suffered from several winters without maintenance. Piles of brush and refuse are scattered throughout the park.” Often work is done, the result is an incomplete clean-up. As a result of speaking to the council and this article, most of the brush has been cleaned up and the drainage has improved. Unfortunately this was not done in a timely manner. In some cases this took months.
Sewage spills are an environmental hazard and proper procedures must be followed completely. The Ministry of Environment is responsible for ensuring this is done as was pointed out in the judgement and fine against the park management. The MOE representative had to point this out to the manager.
At no point was this issue about rent or non payment of rent. As is the tenants’ right, the rent increases were taken to Ontario Rental Housing Tribunal where the matter was be settled in a proper legal manner. The landlord has exercised his right of appeal which will be settled later this year.
DID YOU KNOW?
Council and Mayor were shocked and disturbed when they found out there were 68 year-round residences here with over 100 people living here – 65 in the winter.
Did you know that there is an application before council to add more trailers to the park?
Did you know that the park was fined $37,500 for non-compliance of a Ministry of Environment order for not reporting or properly cleaning up spillage?
Do you know that the new site plans are calling for 15 trailers to be sited on the septic bed?
Do you know if the park has plans to control smells being emitted from the decommissioning of the old septic bed?
Do you know that the pumper truck still comes as the new sewage system is still not running at 100%?
Did you know that there has been sewage coming out of the top of the new tanks during heavy rainfalls?
Do you know that there is a report stating that the sewage pipe connecting your homes is not approved for drainage of sewage and does not conform to Ontario Building codes?
Did you know there are not proper cleanouts as per the code?
Did you know the Landlord does not properly dispose of construction materials as per the County by-laws?
Did you know that this issue had nothing to with the Bay Meadows Tenants’ Association and was presented by “Concerned Tenants?”
IF YOU CANNOT ANSWER YES TO THE ABOVE QUESTIONS then you should not be using hearsay say as your information source.
This was once a beautiful park and still can be again. Everyone can understand it takes time to implement changes but somewhere along the line the park is not keeping up with the changes. It should not have to come to the point where we have to go to council, write letters and have neighbours being pitted against neighbours. Some people just do not want to hear the truth.
The dump is not just the parks issue. I have seen lots of residents dumping their garbage..ie: chairs, old BBQ’s, wood, propane tand. ..even food scraps into that pile…we shouldn’t be blaming the park management and owners…the residents have to start being responsible. Our park is going thru a huge transition aND those few complaining have fought with every owner they could. I hope council finally reads all the good that has happened…and in the meantime…make those that are not paying market rent…pay up…even better…make them pay…where else are people allowed to hold back their rent. You can clearly see by the comments how many people love the park…and appreciate all the hard work…there are only a few who are trying to make it look bad.
Propane Tanks – how dangerous is that! This could be an accident waiting to happen. We dispose of our household garbage in the dumpsters provided or take larger or unapproved items to the municipal dump.
Rent is a separate issue that has nothing to do with Council. Rent issues are a provincial matter overseen by the Landlord and Tenants Board under Social Justice. Our County government oversees municipal by-laws that apply to Bay Meadows.
Bravo to our Bay Meadows neighbours who were present, and the two that addressed Council at the last meeting on some thorny issues at Bay Meadows. We applaud John Ralfe for agreeing to speak to The Times. We are thankful that some people are willing to speak up for what is right and not whitewash problems because they are afraid they won’t find a buyer for their Bay Meadows 50 week homes or their seasonal tenancy residences when it is time to sell.
In 2006 we purchased a model unit at Bay Meadows in the 50 week section as a retirement home. We came to Bay Meadows because we are nature lovers – especially birds. Our unit has a view of Pleasant Bay.
We fear for the environment at Bay Meadows.The present owners and their former manager were fined by the Ministry of Environment for non-compliance related to sewage issues. There have been several backups and spills of the sewage system before and after the new sewage plant was in operation. Backup & spills have happened twice at the unit beside us. The most recent spill was this winter. To the best of our knowledge the cleanup by the park was lacking as was the cleanup by John Ralfe’s unit at the opposite end of our street. These are 2 of several spills & backups.
As recently as Feb. 3,2016 a pumper truck took 5-7 loads from the old septic bed that is supposed to be out of commission. We may have a new plant but still have ongoing sewage and drainage problems.
We fear for the health of all the residents at Bay Meadows as well as the health of Pleasant Bay and it’s wildlife.
As pointed out at the council meeting there is a large dump used by management of Bay Meadows on the property to the west. We question the safety of this. There are children and grandchildren present at many times of the year. This dump cannot be seen from the road – obscured by trees.
There are many good things about Bay Meadows but there also problems that should not be ignored. We hope Bay Meadows can become the pride of our bit of the County once again.
Garry & Sharon
The dump is not just the parks issue. I have seen lots of residents dumping their garbage..ie: chairs, old BBQ’s, wood, propane tand. ..even food scraps into that pile…we shouldn’t be blaming the park management and owners…the residents have to start being responsible. Our park is going thru a huge transition aND those few complaining have fought with every owner they could. I hope council finally reads all the good that has happened…and in the meantime…make those that are not paying market rent…pay up…even better…make them pay…where else are people allowed to hold back their rent. You can clearly see by the comments how many people love the park…and appreciate all the hard work…there are only a few who are trying to make it look bad.
Hi, we are residents of Bay Meadow’s Park since October 2013 and very much enjoy our home and park. We moved to this park because it offered us the life style we craved, to be in Canada in the summer and Florida in the winter(5 months). We also do not see a problem with the 50 week park. When we can no longer travel to Florida, we have a year round home.
We realize the park must go through disray while trying to make upgrades to make our park a great place to live. Debris yes, it comes along with upgrades and not everything can be completed in a few days.
When we bought in Bay Meadows we signed for a 50 week rule, and with that came a pay market value rent.
Wayne and I have met a lot of nice people along the way who would love to have the life style of a 50 week park.
Again we think this park can only grow and improve, to bad there is a handful of people who have nothing to do but complain.
Regards
Wayne Ashton and Jo-Ann Armstrong
Bare in mind it is much cheaper to live in this park than living in town for $1200/month in a one bedroom apartment and have to be sitting on a balcony 12 hours a day.
My name is Claude Dubois and I have lived in the park since 2010. I love this park; it’s the cheapest for everything we are given. A lot of money has been put towards this park since the new owners and this effort should be recognized. It was long before the new owner that the septic tank was severely leaking and we had issues with the electricity. New ownership has corrected these issues and addressed other issues which are undergoing. Not everything can be top priority so residents must be patient for undergoing, insignificant issues. There has been complaints about the increase in rent but this too is normal considering everything costs more today than 10 years ago and residents are still paying 40-50% cheaper than similar properties. It is the same residents that have been complaining with no reason for the last five years. Rather than complaining and delaying the fix ups in the park, they should be contributing to help move everything a long. For these reasons and more, residents should appreciate this beautiful park, be patient for work undergoing and enjoy retirement.
Ps: to all of those residents complaining, you are putting the reputation of this park at stake and ruining your chances of selling in the future. I will be back in mid April, you know where I live if you want to talk because I am tired of this nonsense.
Claude Dubois
Thanks for being so honest Claude. This is our park…our home…and I’m proud to be there. I appreciate all the hard work and all the improvements. It will only get better….
I have been a seasonal resident for over 15 years and have owned a number of trailers since I found the park. You know anyone can buy a trailer but finding a nice place to put your trailer is the hard part. I found Bay Meadows and couldn’t have been happier. I recently retired and knew this is where I wanted to spend my retirement. I love it there. Yes…there have been many changes over the years but all for the good. I’m sure they have spent hundreds of thousands of dollars updating the water, hydro and sewers. As far as debris…they have been working hard to keep up with the constant changed…they can only do so much. I really feel that the people bringing all these issues to city council are only doing this because they don’t want to pay market rent…which is really unfair. Yes…they have been there a long time but they enjoy the same services and should be paying market rent. This is something council should be in agreement with…and these people should be forced to pay. The park is my home…I love it…I have great friends and I love Prince Edward County…I feel very fortunate to call this home. It’s really sad that we have a few residents who do not feel the same way…and are feeding council with such negativity. I would be honored to speak on BEHALF of the park if asked. We would be better off if those few residents accepted that fair is fair and stop feeding council with such negativity.
My name is Betty Jewell, and I have lived in Bay Meadows for 16 years, and unfortunately have had to listen to the same people complain over and over about the most trivial things through 4 Previous owners. The Park must go through some disaray as construction continues, hydro and electric properties are upgraded, and a multitude of trees cut down, for the protection of the Tenants . They want upgrades, but constantly go around looking for things to complain about, and to see who they can add to their plan of attack. What boring lives they must lead, so they should indeed take holidays and abide by the 50 week Adult Community rules, as do most people . Thousands of dollars have been spent on these park upgrades, so they should sit back and let the clean up take its course.
You will read the above message
We are residents full time in Bay Meadows Park since April 2013 and have enjoyed our time. Yes we realize that there has been reconstruction of the park and it does take time to finish the work. We do not see the problem with the 50 week time that we can only spend in the park. We spend our winters in Florida from Nov. til April and return home to find this park very compatible with our life style. Please do not let this beautiful park go astray. Tks. Bill & Barb Savage. 5 Elm st. Bay Meadows Park. Consecon.
please forward to the necessary personnel