HomeMy WebLinkAboutCC 07-07-2020 Item No. 8 Municipal Code Amendments to Regulate Short Term Rentals_Staff PresentationJuly 7, 2020
Short-Term Rental Ordinance
Item #8 July 7, 2020
Background
●Pre-Covid SIP -~400 STRs
●Post-Covid -~240 STRs
●Currently allowed as Home
Occupation
●Required to remit TOT
Outreach
●Online survey
●Public outreach meeting
●Planning Commission
●CC Study Session
●Platform Outreach
City Council Study Session
●Maximum # of users
●STR Activity in condos/townhomes,
and multi-family
●Restrict guest activity
●Regulating Parking
●Revocation of Registration
●Regulation on Hosting Platforms
Proposed STR Regulations:
Definitions
•Host •Hosting Platform
•Hosted Stay •Local Contact
•Short-Term Rental •Transient
•Un-Hosted Stay
Proposed STR Regulations:
Activity
•Allowed within primary
residence (not ADUs)
•One agreement per
night
•No commercial
activities
•Hosted and Un-Hosted
Stays
•# of guests •Guest Manual
•Parking •Quiet Hours
Proposed STR Regulations:
Registration
•Host Name and
Contact Information •Property Location
•Site Plan and/or floor
plan with STR location
•Acknowledgement of
compliance with city
requirements
•Consent to inspection •Local Contact
•Proof of primary
residence
•Identification of off-
street parking
•HOA or Property Owner
approval
•Proof of remittance of
TOT
Proposed STR Regulations:
Revocation
●Revocation
●Process
●Appeal
Proposed STR Regulation:
Hosting Platforms
●Collecting TOT
●Maintain records
●Preventing non-registered STR
bookings
Other Municipal Code Amendments
●Clarify some definitions
●Processing of permit
applications and revocations
Fundamental Enforcement
Benefits
Current:
STRs are a
permitted use,
subject to
regulations.
Proposed:
STRs are
prohibited unless
registered and
compliant with
regulations
Fundamental Enforcement
Benefits
Through this shift in regulatory
design, the City will have more
leverage in effectively regulating
STRs
STR Enforcement
●Current Enforcement Resources
●Expectations
●Enforcement Approaches
Enforcement Options
Enforcement
Level
Services Provided Expected Rate
of Compliance
(of known STRs)
Additional
Contract
Staffing
Needs
Third-Party
Monitoring
Total
Estimated
CostRegistration
Enforcement
Complaint
Response
Proactive
Yes, with
annual
inspections
Reactive > 90%
3,120
annual
hours
($374,400)
$34,289 $408,689
Semi-
Proactive
Yes, with no
annual
inspections
Reactive > 70%
2,080
annual
hours
($249,600)
$34,289 $283,889
Reactive Only upon
complaints Reactive > 30%
1,040
annual
hours
($124,800)
$34,289 $159,089
STR Implementation
●Unclear impact of SiP on STRs
●Delayed operative date
●Six months after normal
travel is allowed to
resume
Environmental Review
●CEQA Exemptions:
●15378
●15061 (b) (3)
●15304
Next Steps
●First reading of the ordinance
●Second reading on 7/21/2020
Recommendation
Planning Commission recommended (4-0-1, Wang absent)
that that the City Council adopt the proposed draft
ordinance to:
1. Find that the proposed actions are exempt from
CEQA; and,
2. Amend the Municipal Code by adding Chapter 5.08
and amending Chapters 3.12 (Transient Occupancy
Tax), Chapter 19.08 (Definitions), Chapter 19.12
(Administration) and Chapter 19.120 (Home
Occupations).