We’ll begin this Part Three with a couple of curious questions. At least, they seem curious to me. They’re found in Genesis, Chapter 4.
And when they were in the field, Cain rose up against his brother Abel and killed him. Then the LORD said to Cain, “Where is Abel your brother?” He said, “I do not know; am I my brother’s keeper?”
We have to wonder about the first question: “Where is Abel your brother?” Did the LORD not know where Abel was? Or was this a rhetorical question?
The second question — “Am I my brother’s keeper?” — is obviously spoken by Cain as a straightforward claim of innocence. “Do you expect me to keep track of everything my brother does, and keep him from harm? He’s a big boy; he can take care of himself…”
But for the rest of us… the story’s audience… Does this question suggest that we ought to care about our brothers and sisters? That we ought to consider whether they have sufficient food and clothing… and shelter?
Yesterday in Part Two, I shared a quote from Town Council member Tracy Bunning, spoken at the conclusion of a joint Town-County discussion on July 23 about short-term rentals (STRs). Over the past year, both the Town and County governments have begun registering STRs and requiring a special permit, and fee, to operate. But neither the Town nor the County have put limits on the number of STRs that will be allowed, nor have they limited where STRs can be located.
Tracy Bunning, speaking at the joint meeting:
“The first thing we have to do is to understand our problem, or if we even have a problem. These are solutions, if we do have a problem. Until we know the numbers that we’re dealing with, and the percentage of the housing inventory… we’re all going to have to buckle down and look for that information.”
Many other Colorado communities — big cities and small towns — have recently put caps on the number of STRs allowed, or have limited where in the community STRs can operate. But Mr. Bunning is apparently hesitant to start stacking the sandbags, because he’s not sure whether we’re actually experiencing a flood. I’m hoping the other leaders at last Tuesday’s joint meeting are feeling a bit more proactive? Commissioner Ronnie Maez, for example, brought up the idea of a moratorium — to keep things from getting out of hand, until the buckling down has actually provided information.
I also shared some photographs, yesterday, in Part Two:
These photographs could be interpreted in at least a couple of ways.
Is Archuleta County experiencing some serious economic problems? It’s pretty well recognized that we are. Employers cannot keep employees, and at least part of the problem is a lack of safe, affordable housing, given the wages the employers are willing or able to pay. And at least part of the reason we lack safe, affordable housing is the unchecked growth of the vacation rental industry. That, too, is pretty well recognized. Of course, STRs are not the only reason we have a employment crisis, but we know it’s part of the reason.
During the joint discussion on Tuesday, everyone — all the elected officials and staff — agreed that we probably have a problem and we probably ought to address it at some point.
But just exactly how big is the STR problem? It seems Mr. Bunning doesn’t want our local governments to take any action until we’ve buckled down and uncovered that information.
When a community like Pagosa Springs puts all of its eggs into the tourism basket, the eventual outcome is the destruction of its small town character. Neighborhoods turn into hotel districts. Stores turn into souvenir shops. Rivers turn into inner-tube playgrounds. Businesses and governments struggle to find employees. Wages stagnate while the cost of living goes up and up. Young families move away, or never arrive.
Local residents in Pagosa have benefitted, in some ways, from the tourism economy. We have more restaurants than we had, 20 years ago, for example. But a better selection of safe, affordable housing has not been one of the benefits. Nor do we seem destined, at the rate things are going, to become a vibrant, youthful community (except in rare cases like the Thingamajig Theatre Company.)
As I see it, there are basically two ways to think about being our brother’s keeper, if we consider ourselves part of the Pagosa community.
From a self-centered perspective, we need employees in the community to serve us. To stock the grocery shelves. To plow the snow. To make the beds at the hospital. To educate the children. To flip the burgers. To keep the economy humming.
From a more altruistic perspective, we need to serve the employees — and other folks struggling to keep a roof over their heads. Especially, perhaps, if we happen to be blessed with abundance, and have the means to be of service. Those of us who are retired (or semi-retired) might be able to discuss this issue with our religious congregations, or with our service clubs. It’s wonderful to support the construction of schools and hospitals and housing in Africa, but maybe we could feel just as good about taking care of our situation here in Pagosa Springs?
We’re sharing an essay this morning by ‘Strong Towns’ planning intern Robert Sulaski, wherein he compares over-investment, in roads and streets and other infrastructure, with overeating ice cream. Archuleta County, with its limited tax base, is a perfect example of this problem. Over the past 50 years, we allowed too many suburban roads to be created, spread over too large a landscape, for our Road and Bridge Department’s budget and manpower. It’s possible we will never be able to maintain our roads properly, no matter how hard we try.
Once upon a time, we believed all development was good development. But with the benefit of hindsight, we now see our mistake. Too much of a good thing is not a good thing.
Will we make the same mistake with short-term rentals? Believing that the more neighborhoods we turn into tourist hotel districts, the better for the economy?