BETHEL — “This is sort of like taking a sledge hammer to a thumb tack,” said Jarrod Crockett, of East Bethel who owns long-term rentals, “Bethel has always been smart about rolling slowly.”  Margie Finlay, said, “it might be solving things that potentially aren’t an issue.” Finlay and Crockett, like many others who came to a meeting at Telstar high school auditorium on Tuesday night, felt the ordinance committee’s short term rental ordinance proposal was over reaching.

Seeking input from residents, Jim Bennett, the Bethel ordinance review committee chair, had written a cover letter along with the proposed short term rental ordinance that he stressed was a only draft that could be amended. “The purpose of this community forum is to provide the opportunity for a dialogue in order to produce an ordinance on STRs that will best serve our community.”

Both documents were handed out at the meeting and also posted on the town’s website. selectboard member Meryl Kelly posted documents on the Team Bethel page on Facebook, too.

The ORC committee’s proposed definition reads, “The use, control, management or operation of a legally-existing dwelling unit, in whole or in part, for dwelling, sleeping or lodging purposes for fewer than thirty (30) consecutive days and for compensation, directly or indirectly. Short-term rentals do not include motels, hotels, hostels, bed and breakfast inns, and town approved campgrounds. A short-term rental does not include legally existing dwelling units that are rented no more than twice per calendar year and for less than a total of 14 days in a calendar year.”

About 80 people were in attendance along with the ordinance committee members: Bennett, Tabaitha Steward, Birch Allen, Aaron Osterhage and Pat McCartney of the selectboard. The town’s code enforcement officer, Randy Thurston had emergency surgery earlier in the day and was not present. Town Manager Natalie Andrews was the moderator, enforcing a two-minute maximum for speakers.

The proposal requires legal owners get a registration, certificate and self-inspection list from town office. Registrations would run for one year and renewals are required.

Charles Rooney, of Bethel, was concerned about the proposed requirement of an emergency contact who, “must be able to respond within 60 minutes (24 hours per day/7 days a week) to complaints regarding the condition, safety, operation of the short term rental, or the conduct of guests.”

Bennett responded that if there is an issue at a STR, they need to have somebody nearby to address those problems.

Like Rooney, Louise Rice, felt the emergency contact stipulation was unfair. She went on to say she has seen changes in her hometown of Bethel. Speaking to the board, she said, “I don’t know any of you sitting up here.” She went on to say she couldn’t think of anyone who didn’t benefit from the tourism industry. “there are a lot of reasons that I would like to keep what I do in my home in the inside of my four walls my business.”

Bennett responded, “We’re not looking to get rid of STR’s, we’re not looking to shut them down. We’re not looking to cap them.”

The second requirement in the proposal limits guests to a maximum of two guests per legally permitted bedroom, plus no more than two additional overnight guests. Many speakers felt this was too limiting.

Stephanie Erikson, of Greenwood,  said she and her husband have been renting units since 2014. “The limitations of this ordinance are far too overreaching and will result in an undue burden to many owners and local workers.” Homeowner and renter Patrick Ryan also expressed concern with the septic size limiting the number of occupants. Others suggested installing flow meters, instead.

Bennett responded saying the state sets the occupancy/septic size limits.

Tony Andrews asked, “if their septic system fails why do we care?” ORC committee member, Allen responded that environmentally we need to care and as a good neighbor it is unfair. “None of us exist in a bubble.” He went on to say that we need to start treating STR’s as businesses.

The proposed ordinance states that, “the owner must provide a certificate of insurance that expressly acknowledges that the property may be used for short-term rental business activity and evidencing general liability insurance appropriate to cover the short-term rental use in the aggregate of not less than $1 million, or proof that the owner conducts short-term rental transactions through a hosting platform that provides equal or greater coverage.”

Rick Savage warned the town about its own liability when it approves a registration.

“You will be held responsible, not us,” responded Steward to Savage.

Of the many requirements in the proposed ordinance: smoke detectors, carbon monoxide detectors advertising limits, a required victual’s license to serve food, noise limits, sufficient parking, a posted evacuation plan, mounted fire extinguishers, and proper building identification, the concern was mostly for enforcement. “You guys are making an ordinance that can’t be enforced. You can’t even enforce the dog law, registering a dog,” said Mike Everett of Bethel.

Savage said the answer is to go to the state and ask for more money. “You worry about the workers. If there are no renters and no tourism there are no jobs,” said Savage. He said the affordable housing market in Bethel are the surrounding towns. Most people can’t afford houses on Main Street in Bethel but can afford West Paris and Woodstock. He said he recently bought a house in Bryant Pond for a couple hundred thousand dollars. “I’ve built about 500 houses in this area. Those houses keep the tax base down. New construction keeps your taxes down.”

Lori Windsor and Beth Weisberger both spoke in favor of requiring registration. Windsor said she was concerned about fully developing regulations and also was concerned about the cost to the town for enforcement. Weisberger said she saw registration as pro-business and would like to better understand the scale of what’s happening. This [ordinance] will not solve the housing crisis, she said, but she would like to know, “how much of our housing stock is now not being used for long-term renters?”

Bill Hammill asked , “What is the driving factor?” Steward said the request to write the ordinance came from the selectboard. Kelly said they [the selectboard] are worried about a variety of things, of which housing and town septic are two.

Amanda Getman, of Bethel, asked if Bethel renters will be discouraged when they “see all these ordinances in Bethel versus Newry.” Bennett said, “I hope not.” He said Newry and Greenwood are also exploring STR’s.

A few people felt the timing of the meeting was not fair since it is school vacation week and some STR owners are likely renting their units, so unable to travel to the meeting.

Bennett talked about the difficulty of determining the number of STR’s. “We have no idea how many there are.”

Bennett said the committee discussed $100 for a hosted STR registration fee per year and $200-$250 for an unhosted unit. Hosted rentals are when the owner lives on the premises; unhosted are unoccupied rentals. If passed, the payment amount would be decided by selectmen.

A lawyer will review a possible redraft of the ordinance, which will be followed by a second required public hearing.