Leavenworth residents push back on county’s proposed short-term rental code changes

WENATCHEE – Dozens of Leavenworth-area residents voiced concerns about potential changes to the county’s short-term rental (STR) code at the Chelan County Planning Commission public hearing on Nov. 13. Proposed changes include removing the cap on STRs, altering occupancy limits for children, and eliminating affordable housing language from the purpose statement.

Per the recommendation of the Chelan County Board of Commissioners (BOCC), the Planning Commission is revisiting portions of the county’s STR code, which was adopted in July 2021 in order to establish the operating standards of the county’s STR industry. The Planning Commission and BOCC have been deliberating over the proposed changes since August. 

“This process seems to be expedited. I am not sure why, but I do know it reduces engagement and analysis. I encourage the county to revisit the results of those studies, the public engagement meetings, and the task force deliberations, particularly for the cap on the tier two STRS,” said Bob Bugert, a former County Commissioner who worked on the original document.

Among Lake Wenatchee, Plain and Leavenworth residents, Leavenworth City Councilmember Zeke Reister and Mayor Carl Florea expressed their concerns at the hearing, urging the Planning Commission to take their time and consider the consequences of raising or removing the caps.

“We are fighting to keep a community. We’re in danger of just becoming a resort. We don’t want that,” said Florea. 

As the county code currently stands, most of the county has a 6 percent maximum share of STRs in residential zones as a part of the total housing stock. The exceptions are Manson’s Urban Growth Area (UGA), which sits at nine percent, Peshastin’s UGA, which is zero percent, and Stehekin, which is excluded from the county’s code. The Planning Commission was asked to consider raising the caps or removing them altogether.

“Families are truly desperate trying to find a place to live. And honestly, it’s heartbreaking, because there are so few long-term rentals available anymore as short-term rentals have increased...It’s highly relevant that if you raise the caps, you are going to put further pressure on available housing for local citizens and workers,” said Leavenworth resident Sharon Lunz.

The Planning Commission voted to recommend keeping caps the same following the hearing.

The Planning Commission was also asked to consider changing the occupancy limits of two persons per bedroom to exclude children under two years of age, in order to conform with AirBnB standards and allow flexibility for families.

“75 percent of my business comes from AirBnB. AirBnb does not count children under two. So a home will “instant book” on a booking, and it will have kids in it, and then you find out about the kids a couple of days before the booking. What do we do as STR people? Do we say cancel your vacation?” said Sean Lynn, owner of Love Leavenworth Vacation Rentals.

During deliberation following the hearing, Fire Marshal Chris Pedersen advised the commission to include children under two in occupancy limits for both safety and legal reasons. The Planning Commission voted to recommend a study group to further discuss the matter.

Residents also urged the Planning Commission to keep the phrase “minimizing the detrimental impact of excessive short-term rentals on the affordable housing market supply” in the purpose statement. The Planning Commission voted to leave the verbiage as part of their recommendation to the BOCC.

Recommendations made by the Planning Commission will go to the Community Development Department, which will make the recommended edits and forward them to the BOCC.

Taylor Caldwell: 509-433-7276 or taylor@ward.media