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Home My WebLink AboutCOUNCIL - AGENDA ITEM - 07/26/2016 - SHORT TERM RENTALS (STRS)DATE: STAFF: July 26, 2016 Ginny Sawyer, Policy and Project Manager WORK SESSION ITEM City Council SUBJECT FOR DISCUSSION Short Term Rentals (STRs). EXECUTIVE SUMMARY The purpose of this item is to review draft regulatory concepts and public feedback regarding short-term rentals (STRs.) Council and staff have been studying STRs, including potential impacts, benefits, and community desire in advance of considering an ordinance to regulate the activity. GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED 1. What, if any, changes would Council like to add to the proposed regulatory concepts? 2. Does Council support consideration of an ordinance at an upcoming Council meeting? BACKGROUND / DISCUSSION Short Term Rental (STR) refers to rental agreements for less than 30 days. With the creation and growth of online platforms, the STR market has become much more mainstream and widespread. Vacation Rentals by Owner (VRBO) and Airbnb are two of the most widely known and used companies supporting the online short term rental market, however, many other platforms exist. Staff and Council have been working to scope and define the potential positive and negative impacts of a growing STR market and potential regulations. Work to date includes:  June 9, 2015 Council Work Session-direction: o Utilize tools City already has in place o Better define problem and problem severity o STR definition and more outreach  October 27, 2015 Council Work Session-direction: o Create draft regulatory framework o Continue public outreach  February 23, 2016 Council Work Session o Regulatory ideas presented Since February, staff has further refined regulatory concepts and continues to seek public feedback. The proposed framework includes definitions and a revocable, non-transferrable licensing mechanism with minimum standards. Concepts are described below. July 26, 2016 Page 2 Short Term Rentals-Definition While all rentals for less than 30 days are considered STR, staff is proposing the following also apply:  STRs may only rent to a single party at a time (not multiple parties like a B&B or hotel)  STR are not open to the public (cannot walk in off the street)  No signage There are two distinct types of STRs to be defined: Short Term Rental-Primary  STR is the owner’s primary residence as verified through billing information or voter registration. Short Term Rental-Non-Primary  Non-primary residence STRs may have owners that are in town or out of town but who do not live at the residence. Taxes Anyone operating a STR unit must obtain sales and lodging tax licenses from the City’s Finance Department. Licensing License:  License is for the person not the property.  License is non-transferrable and revocable.  License number would be required to be included on all advertising. Licensing Process:  Application  Written notice to neighbors for non-primary STR  Affidavit of smoke and CO2 alarms  Proof of ownership/residence  Proof of insurance  Confirmation of required parking o Primary STR: 1 per 2 bedrooms plus one for owner o Non-Primary: 1 for every 2 bedrooms Other Considerations:  $200 Fee/ $100 renewal  Renewal required at one-year and then every two years following  City provided “Rules and Norms Sheet” available in all STRs (Attachment 1)  Waiving of fee for handicap accessible STRs (City would provide a checklist of required attributes and owner would provide photos and sign affidavit of proof) Limitations:  No more than three Non-Primary licenses per person  No more than one STR per block face in the NCM and NCL zones  HOAs can continue to prohibit July 26, 2016 Page 3 Concentration limits are proposed in the Neighborhood Conservation Medium and Low Density zones due to proximity to CSU, downtown and other attractions, and the number of STRs currently operating in these zones. Those that have been operating since January 2016 would be allowed to apply for a license even if it exceeds the concentration limit. Enforcement Enforcement policies have not been discussed at length; however, any ticket issued at a property would be tracked under the City’s current public nuisance process and considered at time of license renewal. Fort Collins has been contacted by emerging businesses focusing on STR host compliance. These services range from $8K annually for address identification to $21K annually for proactive monitoring and a 24/7 hotline for neighbors. Public Outreach Staff hosted a public meeting/open house on June 22 to present the outlined regulatory ideas. Approximately 45 people attended. Throughout the month of June there was also an online feedback form to rate and comment on the ideas. Feedback results can be viewed at Feedback_Results. A shorter summary (no comments) is included (Attachment 2). Citizen input continues to be divided. The STR operators participating in the outreach process tend to be those currently utilizing best practices and supporting some level of regulation. Some of those opposed to STR activity have had negative experiences ranging from over-parked streets, loud noise/dogs, and general disrespectful guests. Others in opposition feel strongly that STR activity is a commercial activity that is benefitting from quality neighborhoods while not returning anything to the neighborhood. The most divided opinions involve allowable zones and concentration limits and the non-primary STR use. See below for general stakeholder desires. REGULATION DRAFT PROPOSAL MORE LENIENT MORE RESTRICTIVE Non-Primary STR Allow in all zones; limit to 3 per person Don’t limit to 3 Don’t allow in residential zones; limit to less than 3 Neighbor Notification Mailing and Dev. Review sign for Non-Primary Mailing only; no development review sign in yard Require for both Primary and Non-Primary STRs Concentration Limit One per block face in NCM and NCL Non-Primary only Both primary and non-primary; would prefer 3% of census track and/or proximity criteria Zoning Limitations None, only the concentration limit Allow in all zones Define use by zone and do not allow in all zones Fees $200/$100 renewal High, especially for Primary STR Non-Primary fees should be higher Other Communities July 26, 2016 Page 4 STRs and Existing Plans While STRs are not directly mentioned in any existing plans, City Plan, the Affordable Housing Strategic Plan, and some of the work to date on the Downtown plan all support maintaining healthy neighborhoods and compatibility. These plans also address supporting accessory housing: Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Infill and redevelopment in residential areas may occur through: a. The addition of new dwellings on vacant lots and other undeveloped parcels surrounded by existing residential development. b. Dwelling units added to existing houses (e.g., basement or upstairs apartments). c. Small, detached dwellings added to lots of sufficient size with existing houses (e.g., “alley houses” or “granny flats”). d. Expansion or redevelopment of properties. e. Neighborhood-related, non-residential development. Policy LIV 7.3 – Encourage Accessory Housing Unit Development Recognize accessory housing units as a viable form of additional and possibly affordable housing and encourage their development provided such development is consistent with existing residential neighborhood character. The Global trends Report, provided by Progressive Urban Management Associates as part of the development of the Downtown Plan highlight promoting the sharing economy: Promote the “sharing economy”: Grounded with less consumptive values and armed with mobile technologies, Millennials and Gen Z consumers are increasingly seeking opportunities to share, rent or resell goods and services. Bicycle and car sharing will be the accepted norm in downtowns. Localized apps and other accessible technology platforms for sharing consumer goods, workplaces, housing, recreation and social experiences will build a sense of community. In the future STRs may be directly mentioned within plans. Next Steps Staff will schedule consideration of an ordinance at an upcoming Council meeting regarding regulations of STRs. If Council supports this timeline, a draft ordinance will be made available for public review in advance of the scheduled meeting. ATTACHMENTS 1. Fort Collins Norms and Rules Sheet (PDF) 2. Short Report for STR Feedback Form (PDF) 3. STR Comparison Matrix (PDF) 4. Powerpoint presentation (PDF) FORT COLLINS NORMS AND RULES Welcome to Fort Collins! We have a great community here and as we see more short-term rental visitors there are a few things nearby neighbors would like the City of Fort Collins to let you know. Noise The noise ordinance is in effect 24/7 and takes into account the type of noise and time of day. Your neighbors may not be on vacation so please be considerate if windows are open, people are coming and going, or if you or any pets are outside on the property. Parking While street parking is all public, people do like to park in front of or near their home. Please be considerate of all neighbors and use as much off-street parking as you have available. Trash Trash containers must be screened from view and can only be out on the street 12 hours prior to and after pick- up. Fort Collins has curbside single stream recycling that takes glass bottles and jars, aluminum, paper, cartons (like milk) and plastic. Call of Doodie Please pick-up after your dog and keep your dogs leashed. Snow and Sidewalks If you are visiting during the winter (or spring!) months you may see snow. Residents are responsible for clearing their sidewalks of all ice and snow within 24 hours of snow accumulation. Mosquitos and West Nile Virus If you are here in the summer months, please adhere to the Four D’s - Drain any standing water; Dress to avoid mosquito bites; DEET-or other types of repellent when outside; Dawn/Dusk-is high mosquito time so limit time outdoors. Good Numbers to Know Emergencies: 911. You can also text 911 Police non-emergency: 221-6540. Auxiliary aids and services are available for persons with disabilities. V/TDD- 711. ATTACHMENT 1 , , , , , , , , , . ! # ! 3 %% )1 4%% 0# $ ! 3 %% # 4%% $ #0 ! 3 %% 4%% 0 $ ! 3 %% ) 4%% 0# $ 1 ) ! 3 %% 4%% $ )1 ! 3 %% 00 4%% # $ SHORT TERM RENTAL COMPARISON MATRIX CITY PRIMARY RESIDENCE NON- PRIMARY RESIDENCE TAX REQUIRED LICENSE REQUIRED N’BOR NOTIFICATION CONCENTRATION LIMIT ZONING LIMITATIONS OTHER FEES FORT COLLINS Yes Yes. No more than 3 per person Sales and Lodging Yes, non transferrable Yes 1 per block face in NCM & NCL No, except for concentration limits $200 first time; $100 2-year renewal BOULDER Yes No Yes Yes, non transferrable No No Occupancy limits determined by zone $130 first time; $105 for 4 year license DENVER Yes No Yes Yes, non transferrable No No No $25 annually DURANGO Yes Yes No? no mention on website. Yes, non transferrable Yes, 300 ft radius Yes, concentration limits by zone including total number & by block face Yes, only allowed in certain zones Site visit and inspection. Property posted. Parking 1 Ginny Sawyer Ted Shepard City Council Work Session Short Term Rentals (STRs) July 26, 2016 ATTACHMENT 4 1. What, if any, changes would Council like to add to the proposed regulatory concepts? 2. Does Council support bringing an ordinance to an upcoming 2016 regular meeting? 2 Questions and Direction Sought Background Best Guess: § ~ 300 listings among multiple sites § ~ 103 existing STR sales and lodging tax licenses § ~ .44% of housing stock § Exact address and owner contact information is not available on Airbnb and limited on other sites § Listings are inconsistent, hard to search, with overlap between sites 3 Background June 9, 2015 - Council Work Session; direction: • Utilize tools City already has in place • Better define problem and problem severity • STR definition and more outreach October 27, 2015 - Council Work Session; direction: • Create draft regulatory framework • Continue public outreach 4 Background February 23, 2016 - Council Work Session; direction: • Continue with the definitions including Primary and Non-Primary residence. • Move forward with options that: - Ensure appropriate tax collection - Address concentration and dispersion of STRs - Aren’t overly regulatory but still position Fort Collins to be nimble and address issues as needed now and in the future 5 Definitions Short Term Rental: Any rental less than 30 days • STRs may only rent to a single party at a time • STR are not open to the public (can’t walk in off the street) • No signage Short Term Rental-Primary: STR is the owner’s primary residence as verified through billing information or voter registration. Short Term Rental-Non-Primary: Owner does not live at the residence. 6 Proposed Regulatory Concepts Taxes: Anyone providing STRs must obtain Sales and Lodging tax licenses from the City’s Finance Department. Licensing: • License is for the person not the property. • License is non-transferrable and revocable. • License number would be required to be included on all advertising. 7 Licensing Process: • Application • Written notice to neighbors for Non-Primary STR • Affidavit of smoke and CO2 alarms • Proof of ownership/residence • Proof of insurance • Confirmation of required parking - Primary STR: 1 per 2 bedrooms plus one for owner - Non-Primary: 1 for every 2 bedrooms 8 Proposed Regulatory Concepts Other Considerations: • $200 Fee/ $100 renewal • Renewal required at one-year and then every two years following • City provided “Rules and Norms Sheet” available in all STRs • Waiving of fee for handicap accessible STRs (City would provide a checklist of required attributes and owner would provide photos and sign affidavit of proof) 9 Proposed Regulatory Concepts Limitations: • No more than 3 Non-Primary licenses per person • No more than one STR per block face in the NCM and NCL zones • HOAs can continue to prohibit 10 Proposed Regulatory Concepts 11 Overall, what do you think about the proposed STR regulations? 12 Public Outreach In Favor Strongly Opposed Oppossed Strongly In Favor 35.9% 13.0% 24.4% 26.7% In Favor or Strongly in Favor: 48.9% Opposed or Strongly Opposed: 51.1% REGULATION MORE LENIENT MORE RESTRICTIVE Non-Primary STR Don’t limit to 3 Don’t allow in residential zones; limit to less than 3 Neighbor Notification Mailing only; no development review sign in yard Require for both Primary and Non-Primary STRs Concentration Limit Non-Primary only Both Primary and Non-Primary; would prefer 3% of census track and/or proximity criteria Zoning Limitations Allow in all zones Define use by zone and do not allow in all zones Fees High, especially for Primary STR Non-Primary fees should be higher 13 Public Outreach 1. What, if any, changes would Council like to add to the proposed regulatory concepts? 2. Does Council support bringing an ordinance to an upcoming 2016 regular meeting? 14 Questions and Direction Sought requirements. $750 first time NASHVILLE Yes Yes Yes Yes, non transferrable Only to n’bors sharing common wall or driveway Yes,Non-Primary only; 3% limit by census tract No more than 4 sleeping rooms. $50 annual SANTE FE Yes Yes Not originally, just started. Permit in Residential zones; Registration in nonresidential zones Yes, within 200 ft Cap of permits in some areas; number may be revisited and changed whenever cap is met; Some units may not be rented more than 17x a year; no directly adjoining units Yes Inspections $100-$325 annually depending on type ATTACHMENT 3 ' ! 3 ' , " *- " &! ),( '- ; ++( ' 0 " '-/( +, &! " '( , . , ! " & # ' 1 ! 3 ' , " *- " &! ,)( '- ; ( . 0 " ''( + &! " ,'( . 1 - ! "& & ! 7 & !# );"%2 ! & # ' 1 ! 3 ' , " *- " &! -( / ; .)( + 0 " +/( -+ &! " ,( . # + ! 2" & # ' ! 3 ' , " *- " &! /+( ) ; ( , 0 " .+( '. &! " '( +' . 0 ! "& &" # ' ! 2! ! & 2 # ' 1 ) ! 3 ' , " *- " &! .( ', ; /( - 0 " '-( +) &! " ,)( ' . ! " 2" # ! " # ' )1 ! 3 ' , " *- " &! -.( '+ ; ),( 0 " +/( -+ &! " ),( . / ! 2 # " *- " &! ,,( '. ; /( ) 0 " '+( +' &! " /( ' . 1 - ! "& & # ! 3 4% 4% $ ' ! 3 ' & . ,( ' '( +- '''( ' '( ! , )( ' /)( -+ +( - ',.( -,( ) /( -' '/)( ++ '.( , .( - '( +) '+)( -- ++( !" , ,( ' /,( +- '')( -/ ++( ) ! " "# , ! " # " *- " &! '( + ; +( ' 0 " '+( +- &! " )( + . + ! 2 & 7 4 ! 2 # 1 1 ! 3 %% 0 $ ' # 4%% # ! 3 ' " *- " &! /( + ; +.( '+ 0 " '')( +) &! " +( , . 1 ! " # ' ! # ! 3 %% 0 4%% 0 $ ' ) ! 3 ' " *- " &! --( '. ; /-( / 0 " '/( +) &! " +( ') . 0# ! " & # ! # # ! 3 %% 0 4%% ) $ ' 0 ! 3 ' " *- " &! ( '+ ; '( 0 " ,/( +' &! " ',( -, . 0 . ! "& & & &7 # / ! # ! 3 %% # 4%% # $ ' 0 ! 3 ' " *- " &! /+( , ; ,( ' 0 " -.'( - &! " -( , . ) ! " "# , ! & &7 # ! 3 %% 4%% 1 # $ ' 1 ! 3 ' " *- " 0 6 /,( + 0 " ! & -( - 0 ": 2 -,( - 0 ": '( ' 2 '( ; 4 0 .( ', - ! # #0 ! 3 %% 1 4%% 0 $ ' ! 3 ' " *- " .4+ ( -4'+ ,'( '- '-4++ '( +' +-4-+ ,.( ') --4)+ ),( -+ )-4,+ .+( , ,-5 ( + 2 -+( . + ! 67 8 !9# 0 6 0 " 0 ": 0 ": ; 4 0 ' + - ) " *- " $ % & '( )' $ %*& '( +, % & -.( ' %*& /( '/ 0 1" '/( . 2 )/( + . '32!# /0000000000 1 /0 0000000000000 /00 0000 1 0/0000000000 )1 /)0 0000000000000 0 )/100000000000 122222222 0 * + !!"# !" # !" # $ % & ' ( )# * + ATTACHMENT 2 Staff has highlighted other community actions here and in previous work sessions. (Attachment 3) Since October, both Denver and Boulder have adopted ordinances. Boulder is in the implementation phase and has chosen to not allow non-primary resident STRs; however, many ads are still active. Boulder application fee is $130 and is not conducting any on-site inspections. Denver prohibits non-primary STRs; the program includes a $25 annual fee and no on-site inspection.