Douglas County commissioners tackle VHR density levels with one asking for ban north of Cave Rock

DOUGLAS COUNTY, Nev. - After the Douglas County Board of Commissioners approved the latest update to the Vacation Home Rental (VHR) ordinance this past summer they asked for a look at density levels.

In July and August of 2023, the VHR Advisory Board conducted public hearings and discussed the issue of density. The VHR Advisory Board ultimately concluded that the 15 percent density limitations should not be changed at this time. They wanted the current rules to be in place for one year to then look at further changes if needed.

The Advisory Board cited numerous reasons for recommending no change to the 15 percent density limitations, including but not limited to the following:

1. The issues commonly associated with high-density VHR neighborhoods such as noise, traffic, and garbage might be better resolved through other restrictions, such as adding a distance requirement between VHRs, or reviewing density on a street-by-street basis;

2. Some of the issues commonly associated with high-density VHR neighborhoods may have been addressed by the new provisions of Ordinance 2023-1617, and additional time is needed to see whether those provisions are effective before making changes to density;

3. If density is to be addressed, it should be addressed thoughtfully over a long period of time, with consideration given to the unique characteristics of each neighborhood and the particular concerns and issues experienced by individuals residing in each neighborhood; and

4. Decreasing the density of one neighborhood might increase density or the intensity of VHR use in other neighborhoods, putting an undue burden on the higher-density neighborhoods.

Several neighborhoods have higher percentages of VHRs than others and it would take years for relief of the higher concentration due to attrition from home sales and loss of permits.

The commissioners discussed how to get the neighborhoods down to 15 percent density levels. Commissioners Sharla Hales and Walt Nowosad suggested a lottery system where homeowners would be in jeopardy of losing permits based on something like the number of previous violations.

Tarkanian's solution was to ban VHRs from north of Cave Rock, saying they are far enough away from recreational activities to make an impact and increase density to Upper Kingsbury. He asked for that to be put on a future agenda as a draft ordinance.

The density levels of VHRs in Glenbrook are under 10.7 percent and occupied under 17 percent of the time according to the report compiled by the county VHR Manager Ernie Strehlow.

Douglas County resident and property manager Kevin Kjer said he couldn't believe what he's been hearing at the meeting. He said the homes are rented there to Glenbrook families and friends, with no reason to drop rentals in Glenbrook.

"There is no reason to eliminate rentals in Glenbrook," said Kjer. "There are no complaints."

Commission Chair Mark Gardner wants a reduction to a five percent density in Elk Point. The president of their homeowners association spoke and said he had never received one complaint from homeowners about VHRs. There are 11 permitted in that neighborhood of 95 units.

According to Strehlow's report, the Elk Point community has a VHR density level of 14.7 percent with a utilization level of 29 percent.

The commissioners didn't take the advice of the advisory board, prompting Hales to ask, if they aren't listening to them, why have them?

She also asked for an agenda item in the future to have specific actions on how to bring down density levels to 15 percent in areas over that number.