RBLPOA BOARD POSITION ON UNREGULATED SHORT-TERM VACATION RENTALS
The Board of the RBLPOA recently voted unanimously to support the regulation of short-term vacation rentals (AirBnB type rentals) in the RBL District. We recognize that it is a complicated issue with pros and cons on each side. If you have an opinion about this issue, send an email to admin@rblpoa.com and we will publish it. More importantly, send your opinion to the Town Supervisor and the members of the Town Board (email addresses). Here are some concerns that the RBLPOA Board has about unregulated short-term vacation rentals:
1. Undermine the town’s interest in lake protection: The 2007 Comprehensive Plan for Putnam Valley named Lake Protection as one of four Priority Actions for Putnam Valley to address immediately. That was 12 years ago. The Comprehensive Plan states:
a. “Of particular concern are … the lake communities, where lot sizes are often less than .5 acres and septic systems are failing or do not exist at all. Given the high density of these areas, it is difficult to maintain proper distances between water wells and septic systems and the conversion of once small summer cottages to year round residences is straining the underground facilities.” (2007 Comprehensive Plan, page 2)
b. Short term rentals will reduce valuable septic system rest periods, stressing aging and out-dated systems.
c. Transient short-term renters may lack understanding or investment in responsible lake stewardship behavior. For example, transients may be more likely than owner-occupiers are to drive or park on septic fields, to flush household chemicals, or female sanitary products, use boats or equipment that have been in other water-bodies without Clean Drain Dry procedures, empty bait buckets into the lake, or feed the geese.
2. Increase the risk of Harmful Algal Blooms: The Putnam Valley Health Department closed Roaring Brook Lake beaches for toxic algae on 44 days in the 2018 season and Roaring Brook Lake was on the DEC HAB notification page for 14 weeks in 2018 (RBL was number 18 out of about 400 NYS lakes studied). We do not know everything that causes the HABs, but we do know that, along with warm, still weather conditions, the amount of nutrient pollutants, particularly phosphorus, in the water contributes to rapid growth of toxic algae. Our recent water quality analysis shows that about 45% of the phosphorus in the lake comes from the septic systems in the watershed. Short-term rentals, by removing valuable rest periods, will place an additional burden on aging and outdated septic systems, possibly tipping a delicate balance towards more closed beaches and an impaired lake.
3. Possible congestion of community beaches: One of the great things about RBL is that every resident of the district has access to swimming, boating, and fishing on the lake. The beaches themselves have their own characters and foster social interaction and community. RBL has four lifeguard-attended beaches; all have limited maximum capacity. The community employs a single beach superintendent who cannot be in four places at once. We have tried beach tags and the system does not work for RBL. Our present rule is that beach visitors must be accompanied by the owner (or long-term renter) of a property in the district. Multiple short-term vacation rentals of the 300 district homes would either overwhelm the capacity of the RBL beaches, depriving RBL district homeowners of beach access, or require a change in rules, increased district expenditure for enforcement, and a loss of the relaxed environment of the community.
4. Unsatisfactory protections offered by AirBnB-type corporations: Corporations set the algorithms that vet reviews of “hosts” and “guests” in the AirBnB algorithms. They design them to protect the profits of the corporation and the interests of the hosts and guests. The invisible third stake-holder, the community, is without representation. Multi-billion dollar corporations like AirBnB have amply demonstrated disregard for community quality of life, equal treatment under the law, affordable housing, and the protection of natural resources.
5. Negative impact on the community: Our lake community has a culture of volunteerism and community participation. RBL has a Garden Club, a community garden, a web site, a newsletter, several book clubs, volunteers who sample the lake, volunteers (the Greybeards) who assist seniors, volunteer firefighters, ambulance workers, Little League coaches, Scout troop leaders, and PTA members. This active and involved community is essential to the good quality of life at RBL. Sadly, after a certain density of short term rentals, it might not be sustainable.
The RBLPOA supports the following:
Licensing or permitting to be required for short-term rentals.
A one-acre minimum lot size for short-term rentals.
Licensing fees for short-term rentals that are substantial enough to cover the town’s costs to implement and enforce the regulations.
Regulation that includes meaningful fines for owners who advertise unlicensed properties.