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.
