Short Term Rentals

Keep Big Sur Wild wants to share some thoughts and concerns regarding the recent opposition by the Monterey County Vacation Rental Alliance to portions of both the inland and coastal draft vacation rental ordinances. While their involvement is important, there are several points in their claims that need clarification to ensure the continued protection and well-being of our beloved communities.

First, the Alliance claims that the restrictions on Commercial Vacation Rentals in residential zones amount to a virtual ban on second home non-hosted vacation rentals in Carmel Valley. This is misleading. These restrictions are crucial for preserving the residential character and quality of life that we all cherish. The increased noise, traffic, and parking issues that CVRs bring can significantly disrupt the lives of full-time residents. These measures are not about banning vacation rentals outright but about finding a balance that allows economic opportunities while maintaining community stability.

Furthermore, the Alliance asserts that the coastal draft ordinance's ban on CVRs violates the Coastal Act by prioritizing residential housing over visitor lodging. This overlooks the broader mandates of the Act. Yes, visitor access is a priority, but so is the protection of our coastal resources and the character of our communities. The bans are a necessary step to protect areas like Big Sur from the pressures of over-tourism, ensuring their long-term sustainability and the well-being of our local communities.

We also want to address the reliance on the CEQA study’s conclusion that vacation rentals do not create significant environmental impacts. While this conclusion is valid, it doesn’t capture the full scope of the ordinance’s intent. The restrictions we propose address not just environmental impacts but also social and economic ones, such as noise, traffic, and housing availability, which are vital for the overall well-being of our communities. The environmental impact study alone cannot justify overlooking these broader issues.

The primary residence requirement for Homestays has also been called into question. This requirement ensures that these properties are managed responsibly and that there is accountability. Allowing remote management could undermine the principle of maintaining neighborhood integrity and oversight. It’s important that Homestays blend seamlessly with the residential character of our neighborhoods, and this requirement helps ensure that.

Regarding the 7-day minimum contract requirement for Homestays, this measure is designed to reduce the frequency of turnover and the associated disruptions. It’s not about enforcing the length of guest stays but about limiting how often new bookings can occur, which helps maintain neighborhood stability. Removing this requirement would likely lead to increased disruptions and diminish the quality of life for our permanent residents.

Phasing out existing permits under new regulations is another point of contention. This approach ensures a fair and consistent application of rules across all vacation rentals. Allowing existing permits to bypass new regulations would create inequities and undermine the goals of the ordinance. Additionally, reviewing perpetual permits is essential to ensure they align with updated community standards and contribute positively to our community.

Lastly, while TOT revenue is important, it should not come at the expense of our community’s well-being. The proposed regulations aim to ensure sustainable tourism that does not overwhelm our local infrastructure or displace long-term residents. This balanced approach will help foster a thriving community and a sustainable tourism model.

In conclusion, the opposition from the Monterey County Vacation Rental Alliance overlooks the broader impacts of unregulated vacation rentals on our communities. The proposed regulations aim to balance economic benefits with the quality of life for residents. Accurate data, clear definitions, and robust enforcement are crucial for the long-term sustainability of our communities.

We urge everyone to consider these points carefully and recognize the importance of the draft ordinances in protecting the character and well-being of Monterey County’s unique communities. The Alliance’s claims should be scrutinized and weighed against the broader needs of the community.