PORTLAND — The future of short-term rentals in the city could be determined Nov. 19, when a package of policy changes get council votes.

One change was discussed Monday when councilors accepted the first reading of a proposal to change how housing is counted toward a cap of 300 non-owner-occupied short-term rentals on the mainland.

The change was introduced as an alternative to a possible moratorium through Feb. 4, 2019, on new registrations suggested at the Oct. 11 Housing Committee meeting that could have been retroactive to Oct. 12.

Monday’s amendment, taken without public comment, will not be considered again until Nov. 19, because councilors want to avoid a lengthy hearing and deliberation at their Nov. 5 meeting, the day before Election Day.

Nov. 19 is also the day the council is expected to consider a package of changes to the ordinance covering short-term rentals, including changes to the registration fee structure and requiring additional proof for residency claims on owner-occupied units.

The Housing Committee, led by Councilor Jill Duson, mulled the proposed amendments Oct. 11 during a five-hour meeting that also included a one-hour public hearing.

Committee members did not make any recommendations on amendments proposed by Mayor Ethan Strimling and Councilors Kim Cook and Belinda Ray because Councilor Pious Ali, a committee member, was unable to attend the meeting.

Instead, the committee will make its recommendations at the Oct. 24 meeting in order for the entire package to get a Nov. 5 first read by the full council. A second public hearing is not planned.

Duson and most of those speaking at the hearing opposed changes to the ordinance enacted in January, either because not enough time has passed to measure the effectiveness on regulations, or because short-term rentals are seen by owners as a key to paying for needed repairs and upgrades to buildings.

Cook, Ray and Strimling are concerned the rental market has been hurt by long-term units being shifted to rentals of fewer than 30 days. One amendment would count any unit in an owner-occupied building where the owner is not the principal resident toward the cap of 300 units.

On Oct. 11, city Licensing & Registration Coordinator Jessica Hanscombe said the amendment to how units are counted could mean there would be as many as 290 to 320 units, where the city now counts 165.

As a result of the potential change, city staff stopped processing registrations for short-term rentals in non-owner-occupied units for two days, affecting 15 applications for 21 units, Assistant City Manager Michael Sauschuck said Monday.

The applications were not denied, but not processing them upset Councilor Nick Mavodones because the current ordinance and interpretation of what counts against the cap has not been changed by councilors.

“My concern is, I don’t think we can tell them they can’t apply,” Mavodones said.

Councilor Justin Costa agreed, and said the council has not fully grasped two perspectives on short-term rentals and regulations. One is based on the worry about short-term rentals affecting neighborhood quality of life, the other about effects on housing stock.

“I don’t understand the basis where we would not accept applications,” he said. 

City Manager Jon Jennings said he and staff will discuss how to handle pending applications.

David Harry can be reached at 781-3661 ext. 110 or dharry@theforecaster.net. Follow him on Twitter: @DavidHarry8.