Kidder Township had a capacity crowd last week for a public workshop on Thursday about a new ordinance to regulate short-term rentals in the township.

The turnout filled Kidder’s meeting room to its 20-guest capacity, abiding by COVID-19 safety rules. That left nearly 30 residents outside in the parking lot, in line to wait for a turn to speak.

Chris Barrett, president and CEO of the Pocono Mountains Visitors Bureau, spoke about the positive impact of tourism on Carbon County.

He added that the PMVB wants to help with the issue of short-term rentals, and offered the idea that they could communicate with guests ahead of their visit here - in part to welcome them and in part to go over rules (and community expectations).

The rules

The ordinance as presented is 11 pages, plus two pages of definitions, an application page and one listing violations and the fines involved. A property offering STRs must have a permit from the township. An owner must provide a 24-hour contact phone number, and be able to respond to problems within an hour - or designate someone who will do so.

The ordinance seeks floor plans with the number of bedrooms, site plans for the lot and location of parking spaces on site, proof that any septic system is properly maintained and is functioning as intended, and at least $500,000 in insurance to cover the commercial use of the building for STRs.

There are rules about posting in the unit the owner’s name and 24-hour contact phone, the 911 address, the maximum number of occupants, and the maximum number of vehicles allowed to be parked on the property.

Units will have smoke detectors in each bedroom and common hallways, and a carbon monoxide detector. Units will be inspected yearly.

Maximum occupancy is eight people for a two bedroom home, to a top figure of 18 people for a seven bedroom home. Among the definitions is that a bedroom is a space designed for sleeping with two means of egress (one may be a window).

There are rules about STR occupants’ behavior. Violations include noise disturbance, disorderly, fireworks, fighting, offensive condition, nudity, trespass or too many vehicles for the property. Fines are $300 for a first violation, $500 for a second and $1,000 for a third.

The ordinance has two pages devoted to appeals and hearings when violations occur.

The property owner must also show certificates for the Carbon County Room Tax and PA Sales and Use Tax.

Fees

The permit is proposed to cost $2,000 in the first year, then $1,000 for renewal.

Kidder Township’s staff have identified at least 616 properties in the township that get use as rentals. (There are approximately 2,700 dwellings in Kidder Township.)

In Lake Harmony Estates alone, there are 234 rentals.

Following Barrett were 27 speakers who wanted to comment on the proposed ordinance. They were a mix of owners of vacation rental properties, and Kidder Township locals.

Marc Cuesta, an owner, questioned the $2,000 front-end cost, noting that this was steep for owners of smaller properties who are renting them out only occasionally.

This theme was echoed through the meeting by most of the owners with a few bedrooms in their units. Realtor Jacqueline Albrecht, who is also a STR property owner, said small property owners are perhaps making $11,000 in a year, less expenses. She agreed there should be some kind of tiered fee.

Response

Several of the rental homeowners noted with pride that they are very strict, and do not see problems with their renters. “Nobody wants to see renters who are irresponsible. We (owners) don’t oppose reasonable fees,” said owner Barry Katz, who said he has multiple properties.

One owner suggested that STR owners need to attend a best practices workshop.

Attorney Gerald Strubinger, a homeowner in Lake Harmony whose family and friends also have homes here, sent a letter and also spoke. He said the proposed fees “are a necessity,” and in his opinion “are not high enough.”

He added that “they can be lowered once the problems are under control.”

Speakers asked that big rental properties pay higher trash fees, and have their sewer usage metered. Residents complained about being surrounded and parked in, about the odors of drug use coming from STRs, loud music and trespassing.

One owner of a small STR property explained that in order to afford to own this (second) home, he had to rent it out. He fears the level of fees would force him to sell it. The next few speakers said that the small renters should pay comparatively small fees, while the big fees should go on the big STR properties.

Maria Chambers, who has a small rental home, said, “We want to preserve the fun (here).”

The township needs to ticket bad renters, Chambers added, saying that if you violate a law, “You’re going to get a ticket for it.”

Board of supervisors chairman Thomas Bradley said there will follow-up meeting with a new draft of the ordinance. Plans for that meeting will be discussed at this Thursday’s regular township supervisors meeting.

“We can’t be taking too long” on this, Bradley pointed out.