Tuesday, October 23, 2018


Short term rentals
Two and a half years ago when I joined the Board of Trustees, we identified three priorities, all of which remain with this Board, 1. Affordable Housing, 2. Infrastructure, and 3. Economic sustainability.  It is under the umbrella of affordable housing that we began the work of addressing rentals – both long term and short term. The need to address short term rentals has grown probably six fold in the last two and half years. As a Board we have reviewed this evolving issue from so many different angles. One thing is certain, we are not alone in our work to best manage this for the Nederland community.

We have weighed the pros and cons of short term housing, and are currently looking at each type of housing, in each type of zoning. As a Board, we seem (as in we have not voted yet on this – so this not on record) in agreement that full house short term rentals do not belong in Nederland, outside of the commercially zoned district. Beyond that agreement, there is much discussion and it is ongoing. My voice has reflected that I believe we need to look to the future and regulate in a way that creates the best possible future for Nederland. For me, that means supporting permanent residents (in the form of longer term renters and homeowners). These are the people who not only love our community but become invested. They serve on our boards, attend our community events, go to our schools and become our friends and neighbors. Below are bullets points of what I believe needs to be addressed in regulation of short term rentals to help our community thrive into the future.  (There is a lot to consider, and my ideas are still taking shape but this is a start and will show you what I am thinking currently). 

·       Full house short term rentals (STRs) are illegal in all zones except for commercial.
·       Full house STRs in commercial districts must have a license for operation and a lodging tax will apply (this is a separate but related ordinance in the works)
·       STR in all zones other than commercial require an onsite property owner (not manager).
·       STR property owner must obtain a license from Town of Nederland
·       STR properties will be subject to a lodging tax.
·       STR density will be limited to a percentage of a neighborhood, so as not to render zoning moot.
·       There will be limits on the number of nights a room, (ADU?), etc. can be leased on a Short term basis annually.
·       License fees need to be established to incentivize longer term rentals, over short term rentals.
·       The town code must be easy to understand and enforceable.
·       The allowance for short term rentals should be made with hard limits on the system, allowing the town Board to revisit this issue in 4-5 years and make changes without being subject to takings lawsuits.
·       Verified complaints may result in the loss of your STR license for a 24 month period.

The outcome that I am hoping for is one where people who depend on the income of their STR to live in Nederland, are not too adversely impacted by the rules of enforcement and they stay because they want to and are able to. People who live in Nederland who are adversely impacted by the growing number of and associated challenges of STRs experience some relief from those impacts. All of Nederland understands what the rules of STRs are, and what avenues exist for them to address issues experienced as a result.

FAQ
(The answers reflect my own knowledge and opinion)
Q: Won’t this make it harder to sell my Nederland home when the time comes?
A.      No. Nederland will still be valuable real estate, and it will be a true community that people choose to be a part of.
Q: Will limiting the number of rooms available make prices sky rocket?
A.      I don’t know how this will impact pricing. The great community (unincorporated Boulder County, and Gilpin will not have the same restrictions, thus probably offsetting the Nederland policy impact on pricing).
Q: My cleaning business needs the turn over of STRs to succeed, how will this impact my business?
A.      There will still be STR’s in Nederland, and also in the Peak to Peak region.
Q: Doesn’t this put Nederland to a disadvantage of surrounding Boulder County?
A.      It depends on how you look at it. I think preserving the “livability” of the community and its vitality by supporting long term housing over STRs, will actually benefit the community.
Q: Who will do the enforcement?
A.      There are a few options here, it isn’t settled but likely Safebuilt or another company who will contract with the town.
Q: How much money will this generate for town?
A.      This is not meant to generate revenue for the town to use indiscriminately, however fees must support a licensing program that pays for itself and necessary enforcement of the rules.

Vote on or before November 6th!


Vote! 
At last weeks Board of Trustees meeting, the Trustees chose to take a position on some of the upcoming ballot initiatives we’ll be voting on in November. Mayor Larsen is writing an article summarizing the initiatives we chose to address as a Board-because of the impacts they could have on us, as Coloradans. Please take the time it will require to understand these efforts, and vote!
A couple resources to learn more about your ballot can be found here: https://coloradosun.com/colorado-voter-guide-2018/or online through the Colorado Sec. of States webpage at: https://www.sos.state.co.us/pubs/elections/electionInfo.html


Wednesday, July 4, 2018

Very excited about the new Nederland Board of Trustees

No denying I have learned a ton and have been challenged in a number of ways, expected and unexpected, as a Trustee serving Nederland, Colorado. The most difficult vote I have made was appointing three new Trustees within a month of the last election. It was difficult because of my discomfort of the circumstance only. This last election, Nederland had only as many candidates as positions open on the Board of Trustees. Each of the candidates ended up with life changing circumstances that caused them to decline their post. In the end, the remaining three Trustees and Mayor were left to appoint three new Trustees to fill the vacancies. The terms are two- four year appointments and one- two year appointment. The reason behind this is to keep half the Board through each election. The value in this is having half the Trustees, with an understanding of the town operations and what is currently happening -remain even as a new Board is elected.

As I am getting to know the new Trustees, I am excited. I am excited for them and by them, and for Nederland who will benefit from their service. We have a board that is thoughtful and committed to serving Nederland and supporting a high functioning, family friendly, sustainable community. Nederland lucked out having five people volunteer for the three appointments, so soon after the election. I hope anyone thinking of running for office will connect to the current board, any one of us, and learn more about the challenges facing town and the people working to address them. It's important work, and the decisions we make today are certainly going to impact Nederland for years to come. From what I can see now - no one on this Board is taking that responsibility lightly. Last night, the new BOT spent time reviewing our work to advance affordable housing, support infrastructure work and support the local economy.  I expect this BOT will continue to work on all three of those goals. In addition, we are working to improve communications between the BOT and town. Hence, I am reviving this two years dormant blog.

As you go about your July 4th celebrations, I hope you'll consider volunteering in Nederland as opportunities arise. Thanks to all who donated time to pull together the parade downtown- that was fun! The BOT meets every first and third Tuesday of the month at 7 p.m. in the Nederland Community Center, hope to see you there.
Julie Gustafson