Short-term rentals are anathema to “resort” towns — they convert potential workforce housing into cash cows with few redeeming public benefits. When, if ever, should they be allowed, let alone be encouraged? Progressive communities wrestling with this question have adopted numerous restrictions.

In situ ownership requires sharing and accountability. The owner must reside in their principal residence for no less than six months and a day. No investors can scoop up dwelling units and sell them to the highest bidders for short periods of time. Regulations governing smoke detectors, carbon monoxide detectors and other life safety equipment must be met. Owner occupancy limits may not be exceeded. Contact information for owners able to respond within sixty minutes is required. Full disclosure of all zoning restrictions and licensing information must be included in all advertising.

The result, not surprisingly, is that Boulder has not become a short-term rental free fire zone. We don’t have many of them and few, if any, violations of our strict regulations occur. So far, so good. But can we afford to loosen Boulder’s current Lilliputian SPR constraints?

Maybe so, but let’s steer the opportunity in a way that benefits Boulder’s non-profits, not out-of-town investors. Our current STR regulations allow certified 501(c)(3) non-profits “the opportunity to support their mission through (STRs), preserving long term rental units and preventing investor owned STRs.”

I am aware of non-profits that own and operate their programs in potential “flex-space,” structures that might be converted to residential use on a temporary basis while being used to fulfill the non-profit’s primary purpose and mission during the remainder of the year. In Boulder’s post-COVID commercial real estate environment, many of these spaces are underutilized, if they are used at all.

Might non-profit STRs be helpfully used to meet the Sundance challenge? How about CU commencement and football weekends? Might Bolder Boulder, Triathlon, Boulder Creekfest and other identified and specifically limited special event weekends also be exempted from our otherwise stringent STR regulations, housing grateful visitors while shoring up our non-profits financially? The burden on city staff can be mitigated because online ratings and annual inspections for compliance with applicable building and zoning codes are self-enforcing. It’s worth a look …

Ed Byrne, edbyrne@smartlanduse.com

Does anyone else feel like they are living in two parallel universes? In one universe, this week’s question brings a smile to my face. Having this particular dilemma reminds me of how fortunate I am to be able to live in a place that people want to visit. I’m even wondering if I might want to leave town and try to rent out my house. Or, do I want to take the opportunity to see a slew of films and possibly glimpse some famous people?

In the other universe, this week’s question makes me wonder if there will even be a Sundance Film Festival in 2027. If so, will it bear any resemblance to the independent film festivals of the past? Will Sundance go the way of the Smithsonian? Or CBS News? Or Stephen Colbert’s show? Or due process? That I am able to ask these questions without fear of being hospitalized for paranoia is, in itself, chilling.

Living in two universes can be compelling. When the first universe gets too dystopian, the second can provide needed, albeit temporary, relief. Yet, being able to retreat into the “business-as-usual” universe can also be disempowering as it can dissipate our outrage rather than channel it into effective action. So, I suggest we take this opportunity to integrate the two universes by taking the current sociopolitical situation into account when considering Sundance-related questions.

At a general level, how do we want to respond to the hatred and vitriol permeating our current political climate? This may be an especially relevant question in view of the following excerpt from the description of “City Values” on the City of Boulder website: “We champion diversity and welcome individual perspectives, backgrounds and opinions. We are open-minded and treat all individuals with respect and dignity.” At this point in U.S. history, this commitment may actually count as resistance. It may also serve as a point of connection between our business-as-usual universe and our dystopian universe. We can maintain the interpersonal culture of empathy and respect even though such ideals are being eroded at the political and institutional levels. In fact, awareness of the dystopian possibilities for the future may well enhance our motivation to protect what we value. The Sundance Film Festival can be an opportunity to celebrate more than independent and meaningful filmmaking; it can also be an opportunity to demonstrate independent thinking and meaningful ways of relating to one another.

Elyse Morgan, emorgan2975@gmail.com

The motivation behind the restrictions on short-term rentals is to prevent wealthy investors, partnerships or companies from buying up residential housing to use as lucrative rentals. The idea is that such usages drive up the price of housing. Such rental units decay the character of a neighborhood because the tenants aren’t your neighbors; they are short-term visitors.

While normally a rabid free-marketeer, I see the appeal of such regulations, especially in resort towns, of which Boulder is nearly one. But towns like Breckenridge have much looser regulations concerning short-term rentals. If Breckenridge’s regulations were as restrictive as Boulder’s, then many of the expensive residences lining the ski slopes would be largely unused. The folks who can afford such houses usually live elsewhere. The houses would then sit empty most of the time.

But back to Boulder. If short-term rental restrictions are desired, why relax them for just the Sundance Film Festival? What about other events in Boulder? Why is Sundance so special? Because of the estimated influx of overnight guests, presumably, but we haven’t even hosted the event yet. If that’s the case, then why not relax the restrictions for home games at CU? Hotel prices skyrocketed for home games, clearly indicating a supply restriction. Are film buffs more desirable than football fans?

Last year, Sundance reported more than 72,000 in-person attendees, 24,000 of them coming from out of state. I couldn’t find hard numbers on this, but let’s assume each out-of-state guest stays two nights (because on average they buy two tickets) and travels with another attendee. That’s 24,000 extra 2-person/room capacity over the ten-day festival, or 2,400 extra per night. Boulder’s hotel capacity is 3,150 rooms, but there are 74,000 hotel rooms within 40 miles of Boulder. Plus, on a per-day basis, the Bolder Boulder with 50,000 runners (not counting support personnel) is far larger than Sundance. Why not offer exceptions for this iconic event?

Increasing our short-term rental supply wasn’t a condition for moving the Sundance Festival to Boulder. It isn’t necessary. Why further complicate our already complicated rental market and compromise our values? This is a losing proposition for most of Boulder. And, if not, then let’s loosen the restrictions for all events, which might lead to dropping the restrictions altogether. There is some benefit in being consistent with our regulations and our core values.

Bill Wright, bill@wwwright.com