WON’T YOU BE MY (RENTAL) NEIGHBOR?

June Lake residents begin long-term work on short-term rentals in “Mrs. Bauer’s Neighborhood.”

By Geisel

“Ordinances come from conflict,” opined Mono County District 3 Supervisor Vikki Bauer, during a workshop with her June Lake constituency on June 16. That observation seemed to effectively summarize the almost completely even division of public opinion on the controversial topic of how to improve and build on short-term rentals there.
The workshop was an agenda item during the Board of Supervisors’ adjourned meeting. (Tom Farnetti conflicted himself out, citing business reasons.)
Legal single-family home (SFH) rentals — such as those in mixed-use districts that have permits — are already being done with some success, though in limited doses. During the workshop, Bauer sought input on whether and where to consider growth expansion of such rentals. She also didn’t exclude ideas on how to enforce such rentals, as well as clamp down on illegal rentals that are becoming a nuisance for some full-time June Lake residents.
Presenting examples of community ordinance language from other towns, such as Napa, South Lake Tahoe and Big Bear, Bauer suggested that fostering rentals would provide certain economic benefits. “June could be economically viable without any new development,” she posited. “And illegal rentals aren’t paying any Transient Occupancy Tax (TOT).”
Early on, she set the stage for the discussion. “It’s not the house, per se, it’s the zoning,” she stated. Depending on how the ordinance is structured, rentals would become a more formal process, with paperwork including business licenses (they cost $18 each), TOT certification, vacation rental permits, property certification and contiguous property owner notifications, with contact and ohter relevant information.
Few voiced any real opposition to creating an ordinance of some kind or other, though most of those presented were almost evenly split on what language the ordinance might contain.
Double Eagle Resort owners Ron and Connie Black said they liked the economic benefit angle. “It will help secure our paramedic program,” Ron said. “Participants will have to fix up their homes, which will enhance the area,” Connie added. Both also thought the “good neighbor policy” implemented in other towns would improve the caliber of rental clients.
The Blacks were, however, also interested in seeing more empty structures occupied. “Empty structures are a fire and law enforcement hazard,” Ron said. Ralph Lockhart (also with Double Eagle) was fairly neutral, interested in “how it’s implemented.” The devil, he said, “is in the details.” Jerry Allendorf had a similar reaction. “With the right rules and County staff to enforce them, it might work,” he allowed cautiously.
Patrick Hoefer said he didn’t see it helping property values, pointing to what he divined as more home rentals having a significant impact on lodging businesses that are already hurting. He also said he’s got problems with illegal rentals. One large “hotel” (as he dubbed one large McMansion) he said was “built specifically for rental,” and has had as many as two-dozen people staying in it at one time. “Transient occupancy also brings more crime and incidents with it,” he said. The Board said it would work with him to address the “hotel” through code compliance.
David Nayder from Reverse Creek Lodge said he thought there are some properties that will be unsuitable for rentals, but the rest should be run through a local business or agency. That, he said, would provide better control and more immediate response to problems.
Cheri Bromberger from the June Lake Motel shed light on the topic. “I’d like to see more lights on in houses,” she said. “Too many dark streets are not inviting,” rather like driving into a setting reminiscent of a Stephen King novel. Bromberger also championed the economic benefits to the town, further saying, “Let’s try it. We can always vote it out.”
Violators, present and future, were never far from the dialogue. Dean Rosnau said he’d like to see a “zero-tolerance” policy for them. County Code Compliance Officer Nick Criss added his observation that, though his department’s been about 70% successful with transgressors so far, the ordinance would probably give the community more teeth.
“It provides more standards to enforce, even when homeowners and renters are dishonest about renting to ‘friends,’” Criss said. He and Bauer estimated there may be roughly 10-15 illegal rental properties active in June. Supervisor Byng Hunt said he found that point interesting. “Mammoth is dealing with much the same enforcement issues,” he pointed out, emphasizing the need for “a strict set of rules.”
The Town of Mammoth Lakes has been grappling with enforcement of current codes on illegal SFH rentals. Town staff have previouly cited difficulties related to available manpower, but that hasn’t stopped the Town’s Tourism and Recreation Commission from keeping the subject on its front burner during recent meetings. Meanwhile, the Town has arguably made progress on TOT compliance from condos already on the market; at last report, Finance Director Brad Koehn claimed compliance is at 90%. Proposed remedies include assessments and sting operations to target egregious offenders. Town Council recently approved amnesty for out-of-town second homeowners who might not be able to attend informal classes (conducted by Town finance staffers) aimed primarily at local lodging operators.
Linda Biederman of Coldwell Banker said she wasn’t too keen on rental zoning, which she thought could pose a problem for sales. “The majority of my buyers want R1 homes,” she said. Biederman did, however, allow that rentals should be permitted where they are legal, and submitted a concept that got a lot of traction among those present, including Bauer: district-specific zoning. Let areas that are for whatever reason not suitable for rental or have clusters of residents who may be opposed to rentals opt out or in as they see fit.
The supervisors may not have known quite what to expect from the issue, but ended up taking considerable interest in its outcome. “I don’t envy [Bauer]. Having your constituency [essentially] divided is a tough place for a politician,” Supervisor Hap Hazard commented. He said he hoped the community came to consensus. “I’m going to look to you for direction going forward.” Hazard said he may soon be facing a similar situation in part of his district. Board Chair Bill Reid commended Bauer on a spirited, though civil discussion. “It’s how I like to see things done … grass roots up,” Reid observed.
Bauer said she was well pleased with the amount and quality of the comments submitted, both by those present and via e-mail responses. The next step may be to agendize the topic as part of the June Lake Citizens Advisory Committee’s next meeting on July 7 (at 7 p.m. in the June Lake Community Center). She did, however, emphasize that no suggestions will be factored out in the meantime. “All options and comments are still on the table,” she told the audience.
Meanwhile, Bauer said she is at work on the next evolution for the June Lake CAC’s upcoming meeting. “As reflected in the comments so far, it will emphasize compliance in the zones that currently allow people to apply for a special use permit,” Bauer told The Sheet. “It’s a way to start small and try out the ordinance first.”