Short term rentals* in lenox (*30 Days or less) Community roundtable session January 20, 2018 11/30/2018 LenoxPlanningBoard.com

Agenda Introduction Overview Overall Process and Goal Tonight’s Goal 2. Presentation 3. Break-Out Sessions 4. Report Back 11/30/2018 LenoxPlanningBoard.com

Process and goal The Short-Term Rental Subcommittee of the Lenox Planning Board represents different appointed and elected boards: Pam Kueber, Planning Deborah Rimmler, Planning Kate McNulty-Vaughan, Aff. Housing Trust David Neubert, Finance Committee Ken Fowler, Board of Selectmen Identify and develop policy to address local issues/opportunities related to Short-Term Rentals The collection and review of existing information on STRs The identification of Lenox-specific policy goals, leading to policy proposals The input of community members Why H O W Who 11/30/2018 LenoxPlanningBoard.com

today What are Short-Term Rentals? What forms do they take? What You’ll hear What you’ll tell us What are Short-Term Rentals? What forms do they take? What level of activity exists in Lenox? How are these regulated locally? How are these regulated at the state level? A summary of local issues/opportunities Did we cover all the issues/opportunities? What are your thoughts on the Short-term Rental of: Entire Dwellings Investor Units Accessory Dwelling Units (ADUs) Do you have policy ideas? 11/30/2018 LenoxPlanningBoard.com

What is a short-term rental? “Short-Term” means renting for 30 days or less in a home, apartment, condo, etc. NOT part of this review: ----- Renting a spare bedroom in your house for a weekend or a few days while you remain in the house. This already allowed in Lenox Zoning Bylaws, see 8.8.1 for details. ----- Rentals of 31 days or more – such as renting your house for two full months each summer to one person or family -- are not considered short term. They are subject to different regulations (as if you were leasing a property long term). 11/30/2018 LenoxPlanningBoard.com

We are NOT asking about these situations – they are already allowed: #2 #1 These ARE the situations we want to hear from you about – they are not addressed in our zoning bylaws: #3 #4 #5 11/30/2018 LenoxPlanningBoard.com

We are not talking about this situation – it is already allowed: #1 We are not talking about this situation – it is already allowed: Susan owns and lives in her house year-round. She rents out a spare bedroom for weekends and short stays. She may do this occasionally, or frequently. She remains in her house during the rental period. Short-term rental of spare bedrooms: Already allowed in Lenox from June - October 11/30/2018 LenoxPlanningBoard.com

We are not talking about this situation – it is already allowed: #2 We are not talking about this situation – it is already allowed: Eleanor owns and lives in her house year-round. In the summer, she rents out her entire house for two months to visitors. She leaves the house and stays elsewhere during these two months. Entire-house rentals of 31 days or more: Permitted year-round as a residential use 11/30/2018 LenoxPlanningBoard.com

Entire houses, no owner on site: Your opinions  #3 We want your opinions about Short-Term Rental (30 days or fewer) situations like this: Bob owns and lives in his house year-round. He rents out his entire house for weekends and short stays. He may do this occasionally, or frequently. He leaves his house during the rental period. Entire houses, no owner on site: Your opinions  11/30/2018 LenoxPlanningBoard.com

#4 We want your opinions about Short-Term Rental (30 days or fewer) situations like this: Ari and Pat are investors who have purchased one or more houses or apartments in Lenox. They have converted these investment properties into full- time Short-Term Rentals operating year-round. They do not live in these units and there is no owner on site during the rental periods. Dana and Charlie have a vacation home in Lenox that they use part- time. They rent the home for weekends and short stays during the periods they are not using this. They may do this occasionally, or frequently . They are not on site during the rental periods. Kim and Terry live full-time in Lenox, and also own a second house that has been in the family for many years. They rent the second house for weekends and short stays during the periods when family visitors are not staying there. They may do this occasionally, or frequently . They are not on site at the second house during the rental periods, but they are at their full-time house in Town. Entire houses and apartments: not the domicile or principal residence of the owner no owner on site: Your opinions  11/30/2018 LenoxPlanningBoard.com

Guest houses and apartments: Your opinions  #5 We want your opinions about Short-Term Rental (30 days or fewer) situations like this: Mary lives in her house year-round. She also has a fully-equipped guest unit – an “accessory dwelling unit” such as a guest house or attached apartment. She rents out the guest unit for weekends and short stays. She may do this occasionally, or frequently. She remains in her own house while she rents out the guest unit. Guest houses and apartments: Your opinions  11/30/2018 LenoxPlanningBoard.com

We are NOT asking about these situations – they are already allowed: #2 #1 These ARE the situations we want to hear from you about – they are not addressed in our zoning bylaws: #3 #4 #5 11/30/2018 LenoxPlanningBoard.com

Short-term rental activity in lenox 103 entire homes out of 149 we are tracking 50+ sites We use a combination of data....we don't get booking data, but we get calendar availability data. We then look at reviews … and take into account minimum nights stay …. and know that if we have a certain number of reviews, it typically means that there were X stays in that rental unit. As of 1/16/18 11/30/2018 LenoxPlanningBoard.com

What about collecting taxes on these rentals? State effort What about collecting taxes on these rentals? That will require enabling legislation from the State. Right now, there are two bills on Beacon Hill that would make tax collection possible. We are told this legislation may pass soon and are monitoring the situation. Limits of what State legislation will oversee While this legislation may provide some additional framework for any new Lenox zoning bylaws, these bills are mostly about taxation. Whether and if so, where and how to allow Short-Term Rentals in any given town will likely still be up to the individual towns. >> 11/30/2018 LenoxPlanningBoard.com

Building and Fire Codes Governing in Parallel at Local level Local Zoning Building and Fire Codes Board of Health   11/30/2018 LenoxPlanningBoard.com

Lenox zoning bylaw can regulate in the following ways Must unit be owner-occupied? Do we allow investor-owned units? Dwelling type -- e.g. single-family, duplex, accessory dwelling units, etc. Zoning Districts in which they can operate Time of year they can operate Number of days a unit could be rented Density by street or sq. mile / number of units town-wide Leave as is (the do-nothing option) 11/30/2018 LenoxPlanningBoard.com

Other community examples In Cambridge: In Salem: Hosts of entire units must own the building and live in one unit. Max size = Four units Hosts to register w/City and undergo inspection every 5 years Rental of bedrooms-only with permission of condo/HOAs Neighborhood by neighborhood zoning regulations Accessory Short-Term Rentals treated as separate use category with special standards Annual licensure required 11/30/2018 LenoxPlanningBoard.com

Summary of potential issues/opportunities Takes housing options away from year-round residents. Helps full-time residents earn extra money, including to afford to live here year-round Creates an un-level playing field for B&Bs and hotels Brings more visitors to spend money at local businesses - Retains visitors who want STR experience Changes the character of residential neighborhoods Improves housing values Townspeople Residents with a part-time Short-Term Rental Investors with full-time Short Term Rentals Neighbors Licensed Lodging Professionals Visitors Local Retailers Cultural Anchors Government Officials Ensuring guest safety 11/30/2018 LenoxPlanningBoard.com But before we start talking about solutions, let’s discuss what we care about… what we value most:

Questions? LenoxPlanningBoard.com 11/30/2018 LenoxPlanningBoard.com

Next steps: Ongoing: Continue to monitor progress of state legislation February/March: Review all findings from community discussions and survey and develop regulatory options April/May/June Vet regulatory options with residents and stakeholders September Finalize bylaw proposals, if any, and hold public hearing November 2018 Town Meeting vote – 2/3 required 11/30/2018 LenoxPlanningBoard.com

Thank you! 11/30/2018 LenoxPlanningBoard.com