HomeMy WebLinkAbout02-17-17 Public Comment -INC -ShortTermRentalsShort-Term Rental Recommendations
from The InterNeighborhood Council (INC)
February 16, 2017
To: Mayor Carson Taylor
Deputy Mayor Cyndy Andrus
Commissioners: Jeff Krauss, Chris Mehl, and I-Ho Pomeroy
Chuck Winn, Assistant City Manager & City’s Short-Term Rental Task Force
Chris Kukulski, City Manager
From: The InterNeighborhood Council (INC)
RE: Short-Term Rental Recommendations
As the number of short-term rentals (STRs) grows in Bozeman and around the country, it is important to
address their impact on the community and neighborhoods. The InterNeighborhood Council (INC) commends
the City Commission for directing staff to engage the community in a discussion about STRs, gather information
on how other cities are dealing with STRs, and work to draft an STR Ordinance for Bozeman.
The INC understands the interest in STRs by visitors and the benefits that hosts receive from renting STRs. At
the same time the INC is concerned about protecting neighborhood livability and character if motel-like
businesses are present. The INC offers the following recommendations to ensure healthy neighborhoods and
allow STRs where appropriate. It is also essential that STR regulations are enforced and administered
effectively and consistently. To accomplish this, the city needs to staff appropriately.
INC Recommendations for Short Term Rentals
1. Revise the definition in City Code from “Extended Stay Lodging” to “Short-Term Rental”.
State simply that a Short-Term Rental is the rental of a room, whole house or ADU for less than 30 days.
2. Require a License for all STRs with an annual renewal. License would have a fee. A new license would be
required if the property is sold or has a new owner.
Annual renewal would have: a self-certification (checklist) process to verify fire, health and safety,
insurance, bed tax has been paid to state and potentially number of nights rented.
Include a note to STRs in application information and a FAQ on-line sheet that homeowners insurance
usually does not cover business liability or damage. Suggest they contact their homeowners insurance.
3. License number should be included on all advertising – online or print. This suggests to the reader that
the STR listing is legal and allows a way for enforcement to verify STRs operating without a license.
4. Require a Fire & Health & Safety inspection with fees to cover cost of inspections.
With initial application for license
Annual inspection lottery - all self-certifications would be put in a lottery and small percentage would be
randomly inspected each year.
5. Follow Minimum parking requirements in current City Code
6. Limit number of guests to 2 per bedroom, plus an additional 2 unless parking minimum requirements
reduce number of allowed guests.
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7. Where to allow STRs and in what Zoning Districts:
Type 1 Owner of STR On-Site
Renting a room or
Permitted Accessory
Dwelling Unit (ADU)
□ Allow in All Zoning Districts
Type 2 Primary residence
(As shown on Tax return
- owner at home 51% of
time or more)
Renting whole house;
Owner Not home when
renting STR
INC representatives have several different opinions about how to
mitigate the impact of STRs on a neighborhood.
□ Option A: Allow in all residential zoning districts
or
□ Option B:
• Allow STRs in R-2, R-3, R-4, R-5, R-O.
• Do not allow or limit STRs in R-1 and R-S
Possible ways to limit number of STRS:
1. Limit number of days per year that a residence can be
rented as a STR (90 days)
2. Create Density Caps
3. Require Conditional Use Permits (CUPs)
Type 3 Not Primary Residence
NOTE: The INC has
concerns about people or
companies buying
multiple homes to use
primarily as STRs. No
owners live in these
homes. We encourage
the City to find a way to
regulate or prevent this.
□ Allow in R-2, R-3, R-4, R-5, R-O
□ Do not allow or limit STRs in R-1 and R-S
Possible ways to limit number of STRS:
1. Limit number of days per year that a residence can be
rented as a STR (90 days)
2. Create Density Caps
3. Require Conditional Use Permits (CUPs)
8. Notify neighbors when a STR application is made.
Provide 30 days for comment. An appeal process should be in place for neighbors as well as the Primary
owner applying for an STR license.
9. Post STR rules onsite and send STR rules to renters as part of rental agreement and terms of use.
Address noise quiet hours, no outdoor sleeping, camper or tents, trash, snow removal, etc.
10. Require 24 hr local contact for STR posted inside residence, mailed to all nearby neighbors and listed on
City on-line STR site. Also include who to call at city with complaints or problems.
11. Enforcement:
Require all STRs, including those currently having CUPs, to be in compliance with new regulations going
forward.
Fine STRs operating without a license.
Develop tiered approach for violations by licensed STR such as:
o First time offense – written warning
o Second time offense – revocation of license for 6 months
o Third offense – revocation of license for 2 years
It is essential that STR regulations are enforced and administered effectively and consistently.
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Thank you for reviewing and considering these recommendations for STR regulations. The City has invested in
keeping neighborhoods livable and healthy. STRs offer some benefits to homeowners and neighborhoods, but
they can also create issues that impact neighborhoods negatively if not regulated well.
InterNeighborhood Council
Jennifer Rockne, Chair and representing South Central Association of Neighbors
Kathy Powell, Vice Chair and representing University Neighborhood Association
Maddy Weisz, Valley Unit Neighborhood Association
Jack Tyler, Flanders Creek Neighborhood Association
Eli Anselmi, Loyal Gardens Neighborhood Association
Ginny Cowan, Bozeman Creek Neighborhood Association
Gail MacMillan, Bogert Park Neighborhood Association
Dave Chambers and Paul House, Northeast Neighborhood Association
Joe Genovese, New Hyalite View Neighborhood
Evette Allison, Marwyn-Lindley Neighborhood
Lisa Prugh, Cooper Park Neighborhood Association
Dave Gibson, Southeast Neighborhood Association