Drafts of the Streamlined Annual PHA Plan for FY 2025-2026, Five Year PHA Plan for 2025-2029, and Housing Choice Voucher Program Administrative Plan were made available for public review and comment on the National City Section 8 Program webpage, www.nationalcityca.gov/section8, and in person at the National City Housing Authority and Office of the City Clerk for a period of 45 days starting on February 7, 2025 . There was no public comment received during the public review and comment period.
FINANCIAL STATEMENT:
The Housing Authority will provide 1,131 Housing Choice Vouchers and 32 Emergency Housing Vouchers in FY 2025-2026 with an annual housing subsidy value of $18.5 million and a total program budget of $20.2 million. There is no fiscal impact to the City’s General Fund.
RELATED CITY COUNCIL 2020-2025 STRATEGIC PLAN GOAL:
Housing and Community Development
ENVIRONMENTAL REVIEW:
This is not a project under CEQA and is therefore not subject to environmental review. CCR15378; PRC 21065.
PUBLIC NOTIFICATION:
The Agenda Report was posted at least 72 hours before the Regular Meeting date and time, and 24 hours before a Special Meeting in accordance with the Ralph M. Brown Act.
ORDINANCE:
Not Applicable
EXHIBITS:
Exhibit A - Annual PHA Plan for FY 2025-2026
Exhibit B - 2025-2029 Five Year PHA Plan
Exhibit C - Public Hearing Notice with Proof of Publication Exhibit D – Resolution
National City Housing Authority
HOUSING CHOICE VOUCHER PROGRAM
STREA
MLINED ANNUAL
PUBLIC HOUSING AGENCY PLAN
FOR
FISCAL YEAR 2025-2026
140 E. 12th Street, Suite B
National City CA 91950-3312
(619) 336-4254— Telephone
(619) 477-3747— Facsimile
www.nationalcityca.gov
[email protected]
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None
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National City Ho using Authority
HOUSING CHOICE VOUCHER PROGRAM
FIVE-YEAR
PUBLIC HOUSING AGENCY PLAN
2025-2029
140 E. 12th Street, Suite B
National City CA 91950-3312
(619) 336-4254— Telephone
(619) 477-3747— Facsimile
www.nationalcityca.gov
[email protected]
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/79 /37 /80/i255 /20 /26 /i255 /27 /22 /33 /48 /i255 /42 /40/47/47/22/23 /24 /33 /i255/47/35/33 /24 /i255 /37 /22 /i255 /33 /35 /37/47/25/24 /24 /22 /21 /i255 /37 /27 /i255 /24 /28 /22 /i255 /29 /30 /31 /i255 /36 /33 /i255 /36 /23 /i255 /36 /24 /24 /36 /42 /28/47/22/23 /24 /i255 /24 /40 /i255 /24 /28 /22 /i255 /58 /46 /59 /22 /36 /45 /i255 /29 /30 /31 /i255 /29 /38 /36 /23 /50 /i255 /29 /30 /31 /33 /i255/47/35/33 /24 /i255 /36 /38 /33 /40 /i255 /25 /23 /42 /38 /35 /21 /22 /i255 /36 /i255 /23 /36 /45 /45 /36 /24 /25 /43 /22 /i255 /21 /22 /33 /42 /45 /25 /37 /25 /23 /39 /i255 /24 /28 /22 /25 /45 /i255 /36 /23 /36 /38 /27 /33 /25 /33 /i255 /40 /26 /i255 /24 /28 /22 /i255 /82 /31 /83 /i255 /45 /22 /42 /40/47/47/22/23 /21 /36 /24 /25 /40 /23 /33 /i255 /36 /23 /21 /i255 /24 /28 /22 /i255 /21 /22 /42 /25 /33 /25 /40/23 /33 /i255/47/36/21 /22 /i255 /40 /23 /24 /28 /22/33 /22 /i255 /45 /22 /42 /40/47/47/22/23 /21 /36 /24 /25 /40 /23 /33 /68 /1 /51
/68 /14/53 /16 /17 /73 /17 /15 /5 /16 /17 /4 /9 /i255 /12 /78 /i255 /76 /16 /5 /16 /14 /i255 /4 /53 /i255 /86 /4 /15 /5 /6 /i255/11/73/73 /17 /15 /17 /5 /6 /7 /1 /87 /40 /45/47/i255/30 /88 /81 /46 /58 /89 /89 /90 /90 /46 /91 /92 /48 /i255 /93 /22 /45 /24 /25 /26 /25 /42 /36 /24 /25 /40 /23 /i255 /37 /27 /i255 /91 /24 /36 /24 /22 /i255 /40 /45 /i255 /92 /40 /42 /36 /38 /i255 /94 /26 /26 /25 /42 /25 /36 /38 /33 /i255 /40 /26 /i255 /29 /30 /31 /i255 /29 /38 /36 /23 /33 /i255 /93 /40 /23 /33 /25 /33 /24 /22 /23 /42 /27 /i255 /44 /25 /24 /28 /i255 /24 /28 /22 /i255 /93 /40 /23 /33 /40 /38 /25 /21 /36 /24 /22 /21 /i255 /29 /38 /36 /23 /48 /i255/47/35/33 /24 /i255 /37 /22 /i255 /33 /35 /37/47/25/24 /24 /22 /21 /i255 /37 /27 /i255 /24 /28 /22 /i255 /29 /30 /31 /i255 /36 /33 /i255 /36 /23 /i255 /22 /38 /22 /42 /24 /45 /40 /23 /25 /42 /i255 /36 /24 /24 /36 /42 /28/47/22/23 /24 /i255 /24 /40 /i255 /24 /28 /22 /i255 /29 /30 /31 /i255 /29 /38 /36 /23 /50 /68 /1 /60
/55 /14/74 /71 /17 /53 /14 /10 /i255 /76 /71 /12/64/17/7 /7 /17 /4 /9 /i255 /73 /4 /53 /i255/95/96/70 /i255 /97/11/i255/55 /14 /18 /17 /14 /98 /1 /79 /36 /80 /i255 /81 /25 /21 /i255 /24 /28 /22 /i255 /57 /35 /37 /38 /25 /42 /i255 /42 /28 /36 /38 /38 /22 /23 /39 /22 /i255 /36 /23 /27 /i255 /22 /38 /22/47/22/23 /24 /33 /i255 /40 /26 /i255 /24 /28 /22 /i255 /29 /38 /36 /23 /84 /59 /i255/i255 /i255 /i255 /i255 /85 /i255
/79 /37 /80 /i255 /20 /26 /i255 /27 /22 /33 /48 /i255 /25 /23 /42 /38 /35 /21 /22 /i255 /93 /28 /36 /38 /38 /22 /23 /39 /22 /21 /i255 /99 /38 /22/47/22/23 /24 /33 /50 See Attached
See Attached
See Attqached
See attached
None
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/0 /1 /2 /3 /4 /5 /i255 /7 /8 /9 /10 /7 /11 /4 /12 /13 /i255 /2 /1 /7 /14 /8 /12 /i255 /15 /10 /7 /i255 /11 /16 /4 /17 /i255 /4 /12 /15 /10 /7/18/19/11 /4 /10 /12 /i255 /5 /10 /3 /3 /8 /5 /11 /4 /10 /12 /i255 /4 /17 /i255 /8 /17 /11 /4/18/19/11 /8 /14 /i255 /11 /10 /i255 /19 /20 /8 /7 /19 /13 /8 /i255 /21 /22 /23 /24 /i255 /16 /10 /1 /7 /17 /i255 /9 /8 /7 /i255 /25 /8 /19 /7 /i255 /9 /8 /7 /i255 /7 /8 /17 /9 /10 /12 /17 /8 /26 /i255 /4 /12 /5 /3 /1 /14 /4 /12 /13 /i255 /11 /16 /8 /i255 /11 /4/18/8/i255 /15 /10 /7 /i255 /7 /8 /20 /4 /8/27/4/12 /13 /i255 /4 /12 /17 /11 /7 /1 /5 /11 /4 /10 /12 /17 /26 /i255 /17 /8 /19 /7 /5 /16 /4 /12 /13 /i255 /8 /28 /4 /17 /11 /4 /12 /13 /i255 /14 /19 /11 /19 /i255 /17 /10 /1 /7 /5 /8 /17 /26 /i255 /13 /19 /11 /16 /8 /7 /4 /12 /13 /i255 /19 /12 /14 /i255/18/19/4 /12 /11 /19 /4 /12 /4 /12 /13 /i255 /11 /16 /8 /i255 /14 /19 /11 /19 /i255 /12 /8 /8 /14 /8 /14 /26 /i255 /19 /12 /14 /5 /10/18/9/3 /8 /11 /4 /12 /13 /i255 /19 /12/14 /i255 /7 /8 /20 /4 /8/27/4/12 /13 /i255 /11 /16 /8 /i255 /5 /10 /3 /3 /8 /5 /11 /4 /10 /12 /i255 /10 /15 /i255 /4 /12 /15 /10 /7/18/19/11 /4 /10 /12 /22 /i255 /29 /30 /31 /i255/18/19/25 /i255 /12 /10 /11 /i255 /5 /10 /3 /3 /8 /5 /11 /i255 /11 /16 /4 /17 /i255 /4 /12 /15 /10 /7/18/19/11 /4 /10 /12 /26 /i255 /19 /12 /14 /i255 /7 /8 /17 /9 /10 /12 /14 /8 /12 /11 /17 /i255 /19 /7 /8 /i255 /12 /10 /11 /i255 /7 /8 /32 /1 /4 /7 /8 /14 /i255 /11 /10 /i255 /5 /10/18/9/3 /8 /11 /8 /i255 /11 /16 /4 /17 /i255 /15 /10 /7/18/26/i255 /1 /12 /3 /8 /17 /17 /i255 /4 /11 /i255 /14 /4 /17 /9 /3 /19 /25 /17 /i255 /19 /i255 /5 /1 /7 /7 /8 /12 /11 /3 /25 /i255 /20 /19 /3 /4 /14 /i255 /33/34/35/i255 /36 /10 /12 /11 /7 /10 /3 /i255 /37 /1/18/2/8 /7 /22 /38 /39 /40/41/i255/43 /44 /45 /46 /47 /43 /48 /43 /49 /50 /47 /43 /39 /46 /51 /i255 /53 /54 /55 /55 /56 /57 /53 /58 /53 /i255 /59 /60 /i255/61/62/63 /64 /59 /65 /62 /66 /i255 /53 /64 /63 /67 /i255 /60 /59 /68/69/i255/70 /71 /58 /57 /72 /73 /73 /74 /74 /57 /75 /76 /i255 /77 /78 /59 /68/69/i255/79 /58 /i255 /57 /i255 /80 /81 /81 /82 /83 /i255 /84 /68 /64 /65 /63 /85 /86 /i255 /87 /67 /i255/88/62/68 /63 /62 /i255 /89 /64 /59 /90 /i255 /64 /65 /i255 /70 /71 /58 /i255 /75 /85 /91 /92 /68 /85 /75 /67 /90 /63 /85/69/90/93 /94 /92 /87 /66 /64 /91 /i255 /70 /59/92 /90 /64 /65 /95 /i255 /94 /59 /68 /63 /62 /66 /i255 /62 /63 /i255 /73 /55 /93 /80 /81 /93 /80 /73 /80 /72 /i255 /73 /72 /96 /73 /82 /94/88/i255/97 /75 /98
Continued…. Annual PHA Plan
1 B.1) MISSION
Our mission is to expand the supply of quality assisted housing, provide an improved living environment, promote self-sufficiency and asset development of families and individuals, ensure equal opportunity, affirmatively further fair housing, and deter or eliminate program fraud.
B.2) GOALS AND OBJECTIVES
PHA Goal: Expand the supply of assisted housing.
Objective: Increase housing choices for families and individuals.
Apply for additional housing voucher opportunities, where applicable.
PHA Goal: Improve the quality of assisted housing.
Objective: - Provide replacement vouchers for HCV.
- Implement the new Housing Opportunity through Modernization Act of 2016 (HOTMA) policies prior to full compliance date.
- Implement the new housing standards for inspections under the National Standard for the Physical Inspection of Real Estate (NSPIRE). - Maintain high performer status SEMAP Score.
- Retain and improve customer satisfaction.
- Promote safe, decent and sanitary units.
PHA Goal: Increase assisted housing choices
Objective: - Maintain current number of vouchers within funding level. - Conduct outreach efforts to potential new landlords.
- Explore Project-Based Voucher (PBV) opportunities.
PHA Goal: Provide an improved living environment
Objective: Assists the local economy by increasing the occupancy rate and the amount of resources flowing in the community.
PHA Goal: Promote self-sufficiency and asset development of families and individuals.
Objective: Increase the number and percentage of employed persons within the assisted units.
PHA Goal: Ensure equal opportunity and affirmatively further fair housing.
Objective: - Promote equal housing opportunities.
- Undertake affirmative action measures to ensure access to assisted housing regardless of race, color, religion, national origin, sex, familial
Continued…. Annual PHA Plan
2 status, and disability.
- Review reasonable accommodation procedures to ensure accessible housing to persons with all varieties of disabilities.
- Ensure effective communication with persons with disabilities and persons with Limited English Proficiency.
PHA Goal: Deter and eliminate program fraud.
Objective: - Take all steps necessary to prevent fraud, waste and mismanagement. - Offer tenant counseling.
- Emphasize and review the definition of fraud during tenant and/or landlord orientations. Use HUD Form 1141 to describe Fraud and the consequences.
Continued…. Annual PHA Plan
3 B.3) PROGRESS REPORT
PHA Goal: Expand the supply of assisted housing.
Objective: Increase housing choices for families and individuals.
Progress: The National City Housing Authority continued its leasing process to maximize the number of families assisted through the Housing Choice Voucher (HCV) and Emergency Housing Voucher (EHV) Programs.
PHA Goal: Improve the quality of assisted housing.
Objective: Provide replacement vouchers for HCV.
Progress: Once a family leaves the program, a replacement family is immediately available. Maintain safe, decent, sanitary units and improve quality of life for residents living in assisted units.
National City Housing Authority (NCHA) inspects each assisted unit at least once a year to make sure that residents are living in a unit that is decent, safe and sanitary. In 2025 NCHA will implement the new NSPIRE HCV Housing Inspections to comply with HUD’s due date before October 1, 2025.
PHA Goal: Increase assisted housing choices
Objective: Maintain current number of vouchers within funding level.
Progress: Managed and monitored the utilization of vouchers and assured NCHA operated within its budget authority.
PHA Goal: Provide an improved living environment
Objective: Assists the local economy by increasing the occupancy rate and the amount of money flowing in the community.
Progress: The current occupancy rate is at 98%, thus, maximizing the number of families being assisted which turns into more spending power for residents in the community.
PHA Goal: Ensure equal opportunity and affirmatively further fair housing.
Objective: Promote equal housing opportunities.
Progress: Fair housing programs and resources are included in all voucher issuance briefings.
PHA Goal: Deter and eliminate program fraud.
Objective: Take all steps necessary to prevent fraud, waste and mismanagement.
Progress: Continued tenant counseling and providing detailed understanding of the program at briefings, annuals and moves.
Continued…. Annual PHA Plan
4 B.4) Violence Against Women Act (VAWA) Goals Attachment
Background
On January 5, 2006, President Bush signed the Violence Against Women Act (VAWA) into law as Public Law 109-162. The most recent, Congress passed the Violence Against Woman Reauthorization Act of 2022 (VAWA 2022), which went into effect October 1, 2022. In response to VAWA, the National City Housing Authority (NCHA) has taken the following steps:
NCHA partners with the National City Collaborative (NCC) to provide services to individuals and families caught in domestic violence. These services include: 24-hour crisis line, legal support, transitional housing program referrals, clinical counseling, support groups, domestic violence treatment program for people who abuse, youth education and prevention programs, and volunteer training.
NCHA refers child or adult victims of domestic violence, dating violence, sexual assault, stalking, or human trafficking to NCC or other supportive services for assistance.
NCHA has revised many of its policies and procedures so as to enable child or adult victims of domestic violence, dating violence, sexual assault, stalking or human trafficking to obtain or maintain housing.
NCC provides numerous domestic violence prevention and intervention programs and classes. Clients are referred when there is a belief that they may be victims of domestic violence, or potential victims.
VAWA Components in the Housing Choice Voucher Administrative Plan
VAWA policies are incorporated throughout the Housing Choice Voucher Administrative Plan. Those policies are summarized below:
NCHA may deny assistance to applicants if any household member is currently engaged in, or has engaged in violent criminal activity or criminal activity that may threaten the health, safety, or right to peaceful enjoyment of the premises by other residents or persons residing in the immediate vicinity during the past five years. However, no applicant who has been a victim of domestic violence, dating violence, stalking, or human trafficking will be denied assistance if they are otherwise qualified for the program.
NCHA may terminate a participant family's assistance if any household member has violated the family's obligation not to engage in any violent criminal activity or criminal activity that may threaten the health, safety or right to peaceful enjoyment of the premises by other residents or persons residing in the immediate vicinity during participation in the HCV Program.
Continued…. Annual PHA Plan
5 However, no Applicant who has been a victim of domestic violence, dating violence or stalking will have their assistance terminated if they are otherwise qualified for the program.
Any incident or incidents of actual or threatened domestic violence, dating violence, stalking, or human trafficking will not be construed as a serious or repeated violation of the lease by the victim or threatened victim of that violence, and shall not be good cause for terminating the assistance, tenancy or occupancy rights of the victim.
NCHA may terminate the assistance of an individual family member to remove a lawful occupant or tenant who engages in criminal acts or threatened acts of violence, stalking, or human trafficking to family members or others without terminating the assistance or evicting victimized lawful occupants.
There is no limitation on the ability of the NCHA to terminate assistance for other good cause unrelated to the incident or incidents of domestic violence, dating violence, stalking, or human trafficking, other than the victim may not be subject to a "more demanding standard" than non-victims. NCHA will require certification by the victim of the victim status on such forms as the NCHA and/or HUD shall prescribe or approve.
When a family on the waiting list breaks up into two otherwise eligible families, only one of the new families may retain the original application date.
If the family breaks up into two otherwise eligible families while receiving assistance, only one of the new families will continue to be assisted.
Violence Against Women Act (VAWA) Policy
Purpose and Applicability
The purpose of this policy is to implement the applicable provisions of the violence against women and department of justice reauthorization act of 2022 and more generally to set forth the NCHA's policies and procedures regarding domestic violence, dating violence, stalking, and human trafficking, as hereafter defined.
The policy is gender-neutral, and its protections are available to males who are victims of domestic violence, dating violence, stalking, or human trafficking as well as female victims of such violence.
Goals and Objectives
This policy and the following goals and objectives:
Maintaining compliance with all applicable legal requirements imposed by VAWA;
Continued…. Annual PHA Plan
6 Ensuring the physical safety of victims of actual or threatened domestic violence, dating violence, stalking or human trafficking who are assisted by NCHA; Providing and maintaining housing opportunities for victims of domestic violence, dating violence, stalking, or human trafficking; Creating and maintaining collaborative arrangements between NCHA, law enforcement authorities, victim service providers, and others to promote the safety and well-being of victims of actual and threatened domestic violence, dating violence, stalking, and human trafficking, who are assisted by NCHA; and taking appropriate action in response to an incident or incidents of domestic violence, dating violence, or stalking, affecting individuals assisted by NCHA.
Other NCHA Policies and Procedures
This Policy shall be referenced in and incorporated in and made a part of NCHA's Admission and Continued Occupancy Policy. To the extent any provision of this policy shall vary or contradict any previously adopted policy or procedure of NCHA, the provisions of this Policy shall prevail.
Definitions
As used in this Policy:
Domestic Violence - The term "domestic violence" includes felony or misdemeanor crimes of violence committed by a current or former spouse of the victim, by a person with whom the victim shares a child in common, by a person who is cohabiting with or has cohabited with the victim as a spouse, by a person similarly situated to a spouse of the victim under the domestic or family violence laws of the jurisdiction receiving grant monies, or by any other person against an adult or youth victim who is protected from that person's acts under the domestic or family violence laws of the jurisdiction.
Dating Violence - means violence committed by a person- who is or has been in a social relationship of a romantic or intimate nature with the victim; and where the existence of such a relationship shall be determined based on a consideration of the following factors: the length of the relationship, the type of relationship, the frequency of interaction between the persons involved in the relationship.
Stalking - means to follow, pursue, or repeatedly commit acts with the intent to kill, injure, harass, or intimidate another person; and (ii) to place under surveillance with the intent to kill, injure, harass or intimidate another person; and in the course of, or as a result of, such following, pursuit, surveillance, or repeatedly committed acts, to place a person in reasonable fear of death of, or serious bodily injury to, or to cause substantial emotional harm to that person; a member of the immediate family of that person; or the spouse or intimate partner of that person.
Immediate Family Member - means, with respect to a person - a spouse, parent, brother, sister or child of that person, or an individual to whom that person stands in loco
Continued…. Annual PHA Plan
7 parentis; or any other person living in the household of that person and related to that person by blood or marriage.
Perpetrator -means person who commits an act of domestic violence, dating violence, stalking, or human trafficking against a victim.
Admissions and Screening
Non-Denial of Assistance. NCHA will not deny admission to public housing to any person because that person is or has been a victim of domestic violence, dating violence, stalking, or human trafficking, provided that such person is otherwise qualified for such admission.
Termination of Tenancy or Assistance
VAWA Protections. Under VAWA, public housing residents have the following specifications, which will be observed by NCHA. An incident or incidents of actual or threatened domestic violence, dating violence, stalking, or human trafficking will not be considered to be a "serious or repeated" violation of the lease by the victim or threatened victim of that violence and will not be good cause for terminating the tenancy or occupancy rights of or assistance to the victim of that violence.
In additions to the foregoing, tenancy or assistance will not be terminated by NCHA as a result of criminal activity, if that criminal activity is directly related to domestic violence, dating violence or stalking engaged in by a member of the assisted household, a guest or another person under the tenant's control, and the tenant or an immediate family member is the victim or threatened victim of this criminal activity.
However, the protection against termination of tenancy or assistance described in this paragraph is subject to the following limitations:
Nothing contained in this paragraph shall limit any otherwise available authority of NCHA or to terminate tenancy, evict, or to terminate assistance, as the case may be, for any violation of a lease or program requirement not premised on the act or acts of domestic violence, dating violence, stalking, or human trafficking in question against the tenant or a member of the tenant's household.
However, in taking any such action, the NCHA may apply a more demanding standard to the victim of domestic violence, dating violence, stalking, or human trafficking than that applied to other tenants.
Nothing contained in this paragraph shall be construed to limit the authority of NCHA to evict or terminate from assistance any tenant or lawful applicant if the NCHA can demonstrate an actual and imminent threat to other tenants or to those employed at or providing service to the property, if the tenant is not evicted or terminated from assistance.
Continued…. Annual PHA Plan
8 Removal of Perpetrator.
Further, notwithstanding anything in paragraph Vl.A.2. or Federal, State or local law to the contrary, HACNC, as the case may be, may bifurcate a lease, or remove a household member from a lease, without regard to whether a household member is a signatory to a lease, in order to evict, remove, terminate occupancy rights, or terminate assistance to any individual who is a tenant or lawful occupant and who engages in acts of physical violence against family members or others. Such action against the perpetrator of such physical violence may be taken without evicting, removing, terminating assistance to, or otherwise penalizing the victim of such violence who is also the tenant or a lawful occupant. Such eviction, removal, termination of occupancy rights, or termination of assistance shall be effected in accordance with the procedures prescribed by law applicable to terminations of tenancy and evictions by NCHA.
Verification of Domestic Violence, Dating Violence or Stalking
Requirement for Verification. The law allows, but does not require, NCHA to verify that an incident or incidents of actual or threatened domestic violence, dating violence, or stalking claimed by a tenant or other lawful occupant is bona fide and meets the requirements of the applicable definitions set forth in this policy. NCHA shall require verification in all cases where an individual claims protection against an action involving such individual proposed to be taken by NCHA. Verification of a claimed incident or incidents of actual or threatened domestic violence, dating violence or stalking may be accomplished in one of the following three ways:
HUD-approved form - by providing the NCHA a written certification, on a form approved by U.S. Department of Housing and Urban Development (HUD), that the individual is a victim of domestic violence, dating violence or stalking that the incident or incidents in question must be described in reasonable detail as required in the HUD approved form, and the completed certification must include the name of the perpetrator.
Other documentation - by providing to NCHA documentation signed by an employee, agent, or volunteer of a victim service provider, an attorney, or a medical professional, from whom the victim has sought assistance in addressing the domestic violence, dating violence, stalking, or human trafficking, or the effects of the abuse, described in such documentation. The professional providing the documentation must sign and attest under penalty of perjury (28 U.S.C. 1746) to the professional's belief that the incident or incidents in question are bona fide incidents of abuse meeting the requirements of the applicable definition(s) set forth in this policy. The victim of the incident or incidents of domestic violence, dating violence, stalking, or human trafficking described in the documentation must also sign and attest to the documentation under penalty of perjury.
Police or court record - by providing to NCHA a Federal, State, tribal, territorial, or
Continued…. Annual PHA Plan
9 local police or court record describing the incident or incidents in question.
Time allowed to provide verification/failure to provide. An individual who claims protection against adverse action based on an incident or incidents of actual or threatened domestic violence, dating violence, stalking, or human trafficking, and who is requested by NCHA, to provide verification, must provide such verification within 14 business days (i.e., calendar days, excluding Saturdays, Sundays, and federally- recognized holidays) after receipt of the request for verification. Failure to provide verification, in proper form within such time will result in loss of protection under VAWA and this policy against a proposed adverse action.
Waiver of verification requirement.
The Executive Director of NCHA may with respect to any specific case, waive the above- stated requirements for verification and provide the benefits of this policy based on the victim's statement or other corroborating evidence. Such waiver may be granted in the sole discretion of the Executive Director. Any such waiver must be in writing. Waiver in a particular instance or instances shall not operate as precedent for, or create any right to, waiver in any other case of cases, regardless of similarity in circumstances.
Confidentiality
Right of confidentiality. All Information (including the fact that an individual is a victim of domestic violence, dating violence, stalking, or human trafficking) provided to NCHA in connection with a verification required under section VII of this policy or provided in lieu of such verification where a waiver of verification is granted, shall be retained by the receiving party in confidence and shall neither be entered in any shared database nor provided to any related entity, except where disclosure is: Requested or consented to by the individual in writing, or required for use in a public housing eviction proceeding, as permitted in VAWA, or otherwise required by applicable law
Notification of rights. All tenants of public housing shall be notified in writing concerning their right to confidentiality and the limits on such rights to confidentiality.
Transfer to New Residence Application for transfer. “Emergency Transfer Plan for Victims of Domestic Violence”. In situations that involve significant risk of violent harm to an individual as a result of previous incidents or threats of domestic violence, dating violence, stalking, or human trafficking, NCHA will, if an approved unit size is available at a location that may reduce the risk of harm, approve transfer by a public housing to a different unit in order to reduce the level of risk to the individual. A tenant who requests transfer must attest in such application that the requested transfer is necessary to protect the health or safety of the tenant or another member of the household who is or was the victim of domestic violence, dating violence, stalking, or human trafficking and who reasonably believes that the tenant or other household member will be imminently threatened by harm from further violence if the individual remains in the present dwelling unit.
Continued…. Annual PHA Plan
10 Action on Applications. NCHA will act upon such an application promptly.
No right to transfer . NCHA will make every effort to accommodate requests for transfer when suitable alternative vacant units are available and the circumstances warrant such action.
Court Orders/Family Break-Up
Court Orders. It is NCHA's policy to honor orders entered by courts of competent jurisdiction affecting individuals assisted by NCHA and their property. This includes cooperating with law enforcement authorities to enforce civil protection orders issued for the protection of victims and addressing the distribution of personal property among household members in cases where a family breaks up.
Family Break-Up. Other NCHA policies regarding family break-up are contained in NCHA’s Administrative Plan.
Notification
NCHA shall provide written notification to applicants, tenants, concerning the rights and obligations created under VAWA relating to confidentiality, denial of assistance and, termination of tenancy or assistance.
Relationship With Other Applicable Laws
Neither VAWA nor this Policy implementing it shall preempt or supersede any provision of Federal, State or local law that provides greater protection than that provided under VAWA for victims of domestic violence, dating violence, stalking, or human trafficking.
Amendment
This policy may be amended from time to time by NCHA as approved by the NCHA Board of Commissioners.
Definition of Substandard Deviation and Significant Change or Modification
Substandard deviation: The following actions would be considered a substantial deviation from the 5-year plan:
• Change to the target population included in the adopted plan. Decisions to change the process for accepting applications to the Housing Choice Voucher Program.
• Decision to change Priority of Preference Criteria for the Housing Choice Voucher Program.
Continued…. Annual PHA Plan
11 It will not be considered a substantial deviation from the plan:
• To choose another course of action not specifically spelled out in the plan to meet the established goals.
• To meet goals of the program to assist low-and moderate-income population in a manner not discussed in the adopted plan.
• To increase or decrease the Payment Standard (PS) (within budget authority) based on, (1) in the case of an increase to the PS, unforeseen increases in rents or inability of tenants to rent units within the program rules or (2) in the case of decreases to the PS, reductions in the budget authority awarded by HUD.
• To make modifications to the Administrative Plan which improve the access to the program by applicants and participants or clarification of new issues in order to provide a consistent implementation of the rules. • To incorporate new procedures brought about by new regulations or clarification of regulations by HUD.
• To make changes to parts of the plan, which are found to be inconsistent with regulations. To make changes required by statute or regulation that need to take place before a consultative process can take place. Changes in the Standard Operating Procedures that do not involve policy decisions.
Significant change or modification:
A significant change or modification is defined as discretionary changes in the plan or policies of the housing authority that fundamental changes the mission, goals, objectives or plans of the agency which require the formal approval of the Board of Commissioners. Other similar circumstances will be treated as defined above. Those items which are considered a substantial deviation would require Board Approval at a Regular Meeting of the Housing Authority Board of Commissioners and submission to HUD at the next annual submission, where a report will be given of policies changed since the last submission of the Plan. Where feasible on discretionary issues, the Housing Authority will make an effort to consult with the Resident Advisory Committee prior to bringing the issue to the Board.
Small Area Fair Market Rent (SAMFR)
The Small Area Fair Market Rent (SAFMR) Final Rule was published on November 16, 2016 and became effective on January 17, 2017. Under the final rule, the use of Small Area FMRs is required in the administration of the HCV Program for certain metropolitan areas, including San Diego-Carlsbad, CA MSA, beginning on October 1, 2017.
Although HUD has suspended the implementation of the SAFMR, it was reinstated effective January 1, 2018. The purpose of this rule is to establish a more effective means for HCV tenants to move into areas of higher opportunity and lower poverty by providing the tenants with a subsidy adequate to make such areas accessible and,
Continued…. Annual PHA Plan
12 consequently, help reduce the number of voucher families that reside in areas of higher poverty concentration.
National City FY2025 Payment Standards
Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom $1,664 $1,827 $2,258 $3,014 $3,675
FY2025 SAFMR’s By Unit Bedrooms
Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom $1,600 $1,740 $2,150 $2,870 $3,500
NOTICE OF PUBLIC HEARING
Community Development Commission-Housing
Authority of the City of National City Annual Pub-
lic Housing Agency (PHA) Plan for Fiscal Year
2026
and the Five Year PHA Plan for Fiscal Years
2025-2029
NOTICE IS HEREBY GIVEN that the Board of
Commissioners of the Community Development
Commission-Housing Authority of the City of Na-
tional City will hold a public hearing on April 1,
2025, at 6:00 p.m., in the National City Council
Chambers located at 1243 National City
Boulevard, National City, California. The purpose
of the public hearing is to gather input on the
Streamlined Annual PHA Plan for Fiscal Year
2026 and the 5-Year PHA Plan. The Annual and
Five Year PHA Plan will be released for a 45-day
public review and comment period on or about
February 14, 2025.
The PHA Plans are a comprehensive guide to the
Section 8 Housing Choice Voucher Program
(HCV) policies, programs, operations, and
strategies for meeting local housing needs and
goals. The Streamlined Annual PHA Plan is sub-
mitted to HUD annually. The Section 8 HCV Ad-
ministrative Plan is also subject to review as part
of the Streamlined Annual PHA Plan and gov-
erns the Housing Authority’s administration of its
Section 8 HCV Program.
The referenced and supporting documents will be
available for public review after February 14,
2025 at the following locations and on the City of
National City website:
CDC, Housing Authority of the City
of National City
Section 8–Housing Choice Voucher Program
140 E. 12th Street, Suite B National City, CA
91950
City of National City – City Hall
(City Clerk)
1243 National City Blvd National City, CA 91950
Written comments may be submitted prior to the
public hearing and during the 45-day comment
period ending on or about April 1, 2025, to: CDC,
Housing Authority of the City of National City
Section 8 - Housing Choice Voucher Program,
Attn: Marta Rios, Housing Programs Manager;
140 E. 12th Street, Ste. B, National City CA
91950, PH (619) 336-4259, Fax (619) 477-3747
or email to [email protected].
DATED: January 27, 2025
Shelley Chapel, MMC, City Clerk
Published in the Star News February 7, 2025
CV149697 2/7/2025
AFFP
149697 PHA Plan - Hussain
Affidavit of Publication
STATE OF CALIFORNIA} SS
COUNTY OF SAN DIEGO}
I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above-entitled matter. I am the principle clerk of the printer of THE STAR-NEWS, a newspaper of general circulation, published ONCE
WEEKLY in the city of Chula Vista and the South Bay
Judicial District, County of San Diego, which newspaper has been adjudged a newspaper of general circulation by the Superior Court of the County of San Diego, State of California, under the date of January 18, 1973, Case
Number 71752; that the notice, of which the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the
following dates, to-wit:
January 31, 2025
That said newspaper was regularly issued and circulated on those dates.
SIGNED:
Subscribed to and sworn by me this 31st day of .January 2025.
Chula Vista, San Diego County, California
00003581 00149697
CV-CITY OF NATIONAL CITY (CLERK)
1243 NATIONAL CITY BLVD.
NATIONAL CITY, CA 91950
NOTICE OF PUBLIC HEARING
Community Development Commission-Housing Authority of the City of National City Annual Public Housing Agency (PHA) Plan for Fiscal Year 2026 and the Five Year PHA Plan ror Fiscal Years 2025-2029
NOTICE IS HEREBY GIVEN that the Board of Commissioners of the Community Development Commission-Housing Authority of the City of National City will hold a public hearing on April 1. 2025, at 6·00 p.m .. in the National City Council Chambers located al 1243 National City Boulevard. National City, California. The purpose or the public hearing is to gather input on the Streamlined Annual PHA Plan [or Fiscal Year 2026 and the 5-Year PHA Plan. The Annual and Five Year PHA Plan will bP releasod for a 45-day public review and comrnent period on or about I ebruary 14, 2025.
The PHA Plans are a comprehensive guide lo the Section 8 Housing Choice Voucher Program (HGV) policies, programs. operations, and strategies for meeting local housing needs and goals. The Streamlined Annual PHA Plan is submitted lo HUD annually. The Section 8 HCV Administrative Plan is also subject to review as part of the Streamlined Annual PHA Plan and governs the Housing Authority's administration of its Section 8 HCV Program.
The referenced and supporting documents will be available for public review after February 14, 2025 at the following locations and on the City of National City website:
CDC, Housing Authority of the City
of National City
Section 8-Housing Choice Voucher Program
140 E 12th Street. Suite B National City CA 91950
City of National City - City Hall
(City Clerk)
1243 National City Blvd National City, CA 91950
Written comments may be submitted prior to the public hearing and during the 45- day comment period ending on or about April 1, 2025, to: CDC, Housing Authority of the City of National City Section 8 - Housing Choice Voucher Program. Attn: Marta Rios, Housing Programs Manager: 140 E. 12th Street, Ste B. National City CA 91950, PH {619) 336-4259. Fax (619) 477-3747 or email to [email protected]
DA TED: January 27, 2025
Shelley Chapel, MMC, City Clerk
Published in the Star News February 7, 2025
cv149697 2m2025
EXHIBIT B
RESOLUTION NO. 2025-
RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION -HOUSING
AUTHORITY OF THE CITY OF NATIONAL CITY, CALIFORNIA, APPROVING THE STREAMLINED ANNUAL PUBLIC HOUSING AGENCY PLAN FOR FISCAL YEAR 2025 - 2026 AND THE 2025 -2029 FIVE -YEAR PUBLIC HOUSING AGENCY PLAN FOR SUBMISSION TO THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT;
AND ADOPTING AN UPDATED HOUSING CHOICE VOUCHER PROGRAM
ADMINISTRATIVE PLAN
WHEREAS, on October 21, 1998, the U.S. Congress enacted Public Law 105- 276, known as the Quality Housing and Work Responsibility Act ("QHWRA") requiring housing authorities to adopt and amend an Administrative Plan and submit a Public Housing Agency Annual Plan; and
WHEREAS, the Streamlined Public Housing Agency Annual Plan and the Five -Year Public Housing (“PHA”) Plan provides details about the Community Development Commission- Housing Authority of the City of National City’s (“CDC-HA”) immediate operations, pro gram participants, programs, and services of its short -term ( i.e., Annual Plan) and long -term strategies (i.e., Five-Year Plan). These Plans also identify the CDC-HA’s strategy for handling operational concerns, resident concerns and needs, programs, and services; and
WHEREAS, the CDC -HA is also proposing updates to its Housing Choice Voucher Program Administrative Plan (“Administrative Plan”). The Administrative Plan is set forth to define the PHA's local policies for operation of the rental housing voucher programs in accordance with federal laws and regulations. All issues related to the HCV program not addressed in the Administrative Plan are governed by federal regulations, HUD handbooks and guidebooks, notices, and other applicable law; and
WHEREAS, the U.S. Department of Housing and Urban Development ("HUD") requires a Public Hearing to be held to receive public input; and
WHEREAS, on April 1, 2025, a Public Hearing was held for the Streamlined Annual PHA Plan for Fiscal Year (FY) 2025-2026 and the 2025-2029 Five-Year PHA Plan; and
WHEREAS, the Resident Advisory Board, composed of all Section 8 Housing Choice Voucher participants and the public was given an opportunity to review and comment on the proposed PHA plans and Housing Cho ice Voucher Program Administrative Plan and no recommendation or comments were received regarding the proposed plans.
NOW, THEREFORE, THE COMMUNITY DEVELOPMENT COMMISSION -HOUSING
AUTHORITY OF THE CITY OF THE CITY OF NATIONAL CITY, CALIFORNIA, DOES HEREBY RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOW:
Section 1: That t he Community Development Commission – Housing Authority hereby approves the Annual Public Housing Agency Plan for FY2025-2026 and the 2025- 2029 Five-Year Housing Agency Plan to the U.S. Department of HUD.
Section 2. That the Community Development Commission – Housing Authority hereby approves the submittal of the Annual Public Housing Agency Plan for FY 2025 -2026 and the 2025-2029 Five-Year Housing Agency Plan by the Executive Director to the U.S. Department of Housing and Urban Development (HUD). Page 221 of 307
Section 3. That the Community Development Commission – Housing Authority hereby authorizes the Executive Director or their designee to execute the Streamlined Annual Public Housing Agency Plan for FY2025-2026 and 2025-2029 Five-Year Public Housing Agency Plan, and execute any and all appropriate documents, including certifications, and agreements, related to the implementation and ongoing administration of the proposed Streamlined Annual Public Housing Agency Plan for FY2025-2026 and 2025-2029 Five-Year Public Housing Agency Plan.
Section 4: That the Community Development Commission – Housing Authority approves and adopts the updated Housing Choice Voucher Program Administrative Plan, effective July 1, 2025.
Section 5: That the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions. .
PASSED AND ADOPTED this 1st day of April, 2025
______________________
Ron Morrison, Chairman
ATTEST:
_______________________________
Shelley Chapel, Secretary
APPROVED AS TO FORM:
_______________________________
Barry J. Schultz, General Counsel
AGENDA REPORT
Department: Fire Department
Prepared by: Walter Amedee, Emergency Manager
Meeting Date: Tuesday, April 1, 2025
Approved by: Benjamin A. Martinez, City Manager
SUBJECT:
Introduction and First Reading of an Ordinance Amending Chapter 15.29 of the National City Municipal Code Establishing a Fire Inspection Program
RECOMMENDATION:
Introduce the Ordinance by First Reading, Entitled, “An Ordinance of the City Council of the City of National City, California, Amending Chapter 15.29 of the National City Municipal Code to Establish an Annual and Biennial Fire Inspection Program as Well as a Self-Inspection Program for Low-Risk Commercial Businesses.”
BOARD/COMMISSION/COMMITTEE PRIOR ACTION:
Not Applicable.
EXPLANATION:
The National City Fire Department performs fire inspections under the direction of the Division Chief/Fire Marshal. The Community Risk Reduction Division consists of one Division Chief/Fire Marshal, one Deputy Fire Marshal, three Fire Inspectors, and one Administrative Secretary. Fire inspections are critical for maintaining public safety by ensuring compliance with the California Fire Code, California Code of Regulations - Title 24, Part 9, based on the International Fire Code.
The Community Risk Reduction Division's primary goal is to prevent fires before they occur. This goal is achieved by ensuring existing and newly constructed properties have appropriate fire protection and life safety systems. The Departmen t's fire inspection program is essential in reducing risks to the community, supported by comprehensive training standards that align with National Fire Protection Association (NFPA), California Fire Code, and National City Municipal Code (NCMC).
The Community Risk Reduction Division utilizes three Fire Inspectors and a Deputy Fire Marshal to conduct inspections, covering approximately 2,743 properties annually. National City, with a population of 57,000 over 9.12 square miles, includes a diverse array of structures such as industrial facilities, commercial properties, residential areas, and historically significant buildings.
The City receives fees to cover the costs of the inspections . These fees vary by business type and size.
Annual Fire Inspections
Fire inspections are essential for identifying and mitigating fire hazards. State law requires all hotels, motels, lodging houses, apartment houses, schools, hospitals, jails and high -rises to be
inspected annually. There are additional high-risk facilities, due to the nature of their operations and occupancy levels that should be inspected annually in order to mitigate fire hazards and ensure health and safety. It is recommended by staff that t he following occupancies in National City receive annual fire inspections:
Group A – The use of a building or structure, or a portion thereof, for the gathering of persons for purposes such as civic, social, or religious functions; recreation, food or drink consumption; or awaiting transportation or motion Picture and Television Production Studio Sound Stages.
Group B – “Restaurants Only” – Includes among others, the use of a building or structure, or a portion thereof, that involves the use of open flames.
Group C – Programs and facilities established for the purpose of providing an outdoor group living experience with social, spiritual, education, or recreational objective for five days or more.
Group F – Includes, among others, the use of a building or structure, or a portion thereof, for assembling, disassembling, fabricating, finishing, manufacturing, packaging, repair, or processing operations.
Group H – Includes among others, the use of building or structure, or portion thereof, that involves the manufacturing, processing, generation, or storage of materials that constitute a ph ysical or health hazard in quantities in excess of those allowed in controlled areas.
Group I – Includes, among others, the use of a building or structure, or a portion thereof, in which people, cared for or living in a supervised environment and having physical limitations because of health or age are harbored for medical treatment or other care or treatment, or in which people are detained for penal or correctional purposes or in which the liberty of the occupancy is restricted.
Group L – A room, building, or area where the use and storage of hazardous materials are utilized for testing, analysis, instruction, research, or developmental activities.
Group M – Among others, the use of a building or structure, or portion thereof, for the display and sale of merchandise, and involving stocks of goods, wares or merchandise incidental to such to purposes and accessible to the public.
Group S – Includes among others, the use of a building or structure, or a portion thereof, for storage that is not classified as a hazardous occupancy.
These properties present significant fire risks due to their high occupancy levels, sensitive populations (e.g., elderly residents) etc., or potential hazards related to industrial activities.
Regular inspections are necessary to maintain fire safety and protect these vulnerable sectors of the community. Inspections of these occupancy types would be subject to an annual fee.
Proposed Business Self-Inspection Program
To balance resources and enhance fire safety compliance, the Fire Department proposes the implementation of a Business Self -Inspection Program. This program would allow low -risk commercial businesses to conduct yearly self-inspections, focusing on easily manageable fire safety measures such as ensuring fire extinguishers are serviced, exits are clear, and storage is
properly maintained around fire protection equipment. Business owners/managers could request the assistance of a fire inspector, if desired. A fee would be charged for this service.
A Business Self-Inspection Form will be developed to guide business owners through the process.
The form will include a checklist of basic fire safety requirements that can be easily verified by the business owners. The form will also be designed to be user-friendly and provide clear instructions on how to correct any deficiencies. To ensure widespread participation and compliance, the Business Self -Inspection Form will be distributed with the annual business licens e renewal process. Business will be encouraged to complete the Self -Inspection Forms but it will not be required.
Biennial In-Person Fire Inspections
In addition to the Business Self-Inspection Program, the Fire Department will conduct an in - person fire inspection every two years for all businesses not subject to annual f ire inspections.
This biennial fire inspection ensures that fire safety standards are consistently upheld and allows the department to identify and address any issues that may not be visible through self-assessment alone. These businesses would be subject to a biennial fire inspection fee.
This approach would allow the Fire Department to focus its resources on Target Hazards and higher-risk properties while maintaining a strong level of fire safety compliance across all commercial businesses.
FINANCIAL STATEMENT:
The fees charged for conducting fire safety inspections offset the cost for performing the service.
Under the proposed revisions to Chapter 15.29 of the NCMC, staff expects, at full implementation, the annual revenue from the fire inspection fees to be approximately $453,350.
RELATED CITY COUNCIL 2020-2025 STRATEGIC PLAN GOAL:
Public Safety
ENVIRONMENTAL REVIEW:
This is not a project under CEQA , and is therefore , not subject to environmental review.
CCR15378; PRC 21065.
PUBLIC NOTIFICATION:
The Agenda Report was posted at least 72 hours before the Regular Meeting date and time, and 24 hours before a Special Meeting in accordance with the Ralph M. Brown Act.
ORDINANCE:
First Reading
EXHIBITS:
Exhibit A - Ordinance
Exhibit B – Strikethrough/underline version of NCMC 15.29
ORDINANCE NO. 2025 -
AN ORDINANCE OF THE CIT Y COUNCIL OF THE CIT Y OF NATIONAL CITY, CALIFORNIA, AMENDING CHAPTER 1 5.29 OF T HE NATIONAL CITY MUN ICIPAL
CODE TO ESTABLISH AN ANNUAL AND BIENNIAL FIRE INSPECTION PROGRAM
AS WELL AS A SELF -INSPECTION PROGRAM FOR LOW -RISK COMMERC IAL
BUSINESSES
WHEREAS, the City of National City (the “City”) may adopt ordinances in accordance with its police powers to ensure the public health, welfare, and safety of its residents, including the police powers vested in the C ity pursuant to article XI, section 7, of the California Constitution; and
WHEREAS, pursuant to the terms and provisions of the Government Code of the State of California, proceedings were duly initiated for the amendment of the National City Municipal Code; and
WHEREAS, City staff and the City Attorney’s Office have analyzed the National City Municipal Code and are recommending updates where appropriate; and WHEREAS, fire inspections are used to assess a building’s fire safety measures by identifying potential life, property, and environmental hazards, and ensuring that all necessary fire safety codes and standards are being followed; and WHEREAS, the City desires to protect the health, life, and safety of National City citizens and patrons and pr oposes to establish an annual fire inspection of businesses with certain types of occupancies and establish a self-inspection program for low-risk commercial businesses that do not require annual inspections.
NOW, THEREFORE, THE CITY COUNCIL OF THE C ITY OF NATIONAL CITY,
CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1: That the City Council hereby amends Chapter 15.29 of the National City Municipal Code to read as set forth in Exhibit B attached to the Agenda Report.
Section 2: This Ordinance shall take effect and be in force thirty (30) days from the date of its passage, and before the expiration of fifteen (15) days after its passage, it or a summary of it, shall be published, with the names of the members of the City Council voting for and against the same in the Star News, a newspaper of general circulation published in the County of San Diego, California.
Section 3: That the City Clerk shall certify to the adoption of this Ordinance and publish it in accordance with the law.
INTRODUCED at a regular meeting of the City Council of the City of National City, held on this 1st day of April, 2025.
PASSED and ADOPTED this ____th day of ___________, 2025.
Ron Morrison, Mayor
ATTEST:
Shelley Chapel, MMC, City Clerk
APPROVED AS TO FORM:
Barry J. Schultz, City Attorney
Chapter 15.29 FIRE INSPECTIONSSAFETY
National City, California, Code of Ordinances Created: 2024‐12‐03 10:16:56 [EST] (Supp. No. 64)
Chapter 15.29 FIRE INSPECTIONSSAFETY
15.29.010 PurposeDefinition.
Fire inspections are used to assess a building’s fire safety measures by identifying potential fire life, property, and environmental hazards, and ensuring that all necessary fire safety codes and standards are being followed.
Fire inspections often uncover dangerous conditions that could lead to life threatening emergencies. These inspections are essential for identifying and mitigating fire hazards within the City of National City. In order to ensure the protection of health, life and safety of National City citizens and patrons, the purpose of this chapter is to establish annual fire inspections of businesses with certain types of occupancy classifications and establish a self-inspection program for low-risk commercial businesses that do not require annual inspection. This chapter shall be interpreted in a manner that is consistent with applicable state and federal law. "B-2" and "R-1" occupancies, as used in this chapter, mean those businesses as defined in Section 9.117 of the Uniform Fire Code. (Ord. 1811 § 2, 1984)
15.29.020 DefinitionsEstablishment of self-inspection program.
Whenever in this chapter the following terms are used, they shall be deemed and construed to have the meaning ascribed to such respective terms in this section.
A. “Building Occupancies” pursuant to the 2022 California Code of Regulations, as amended from time to time:
1. Group A – includes among others, the use of a building or structure or portion thereof, for the gathering of persons for purposes such as civic, social or religious functions; recreation, food or drink consumption; or awaiting transportation or motion picture and television studio sound stages, approved production facilities and production locations.
2. Group B – includes among others, the use of a building or structure, or a portion thereof, for office, professional or service-type transactions, including storage of records and accounts.
3. Group C – includes a site with programs and facilities established for the purpose of providing an outdoor group living experience with social, spiritual, educational, or recreational objectives, for five days or more during one or more seasons of the year.
4. Group F – includes among others, the use of a building or structure, or a portion thereof, for assembling, disassembling, fabricating, finishing, manufacturing, packaging, repair or processing operations.
5. Group H – includes among others, the use of a building or structure, or portion thereof, which involves the manufacturing, processing, generation, or storage of materials that constitute a physical or health hazard in quantities in excess of those allowed in control areas.
6. Group I – includes among others, the use of a building or structure, or a portion thereof, in which people, cared for or living in supervised environment and having physical limitations because of health or age are harbored for medical treatment or other care or treatment, or in which people are detained for penal or correctional purposes or in which the liberty of the occupants is restricted.
Created: 2024‐12‐03 10:16:56 [EST]
(Supp. No. 64)
7. Group L – includes the use of a building or structure, or a portion thereof, containing one or more laboratory suites for the use and storage of hazardous materials are utilized for testing, analysis, instruction, research or development activities.
8. Group M – includes among others, the use of a building or structure, or portion thereof, for the display and sale of merchandise, and involving stocks of goods, wares or merchandise incidental to such purposes and accessible to the public.
9. Group S –m includes among others, the use of a building or structure, or a portion thereof, for storage that is not classified as a hazardous occupancy.
A. “Community Risk Reduction Division” consists of one Division Chief/Fire Marshal, one Deputy Fire Marshal, three Fire Inspectors, and one Administrative Secretary. The Community Risk Reduction Division’s primary goal is to prevent fires before they occur. This goal is achieved by ensuring existing and newly constructed properties, implement minimum requirements consistent with national recognized standards in order to safeguard the health and safety of the general public. have appropriate fire protection and life safety systems.
For the purpose of providing and maintaining functions necessary for the prevention of fire and for the protection of life and property from fire and panic, the city council establishes a business fire safety self-inspection program assuring that certain "B-2" and "R-1" occupancies within the city are inspected on an annual basis for fire safety.
(Ord. 1811 § 1, 1984)
15.29.030 Annual Fire InspectionsFunction of self-inspection program.
A. Pursuant to state law, all hotels, motels, lodging houses, apartment houses (multi-family), schools (public and private), and hospitals, jails, and high-rises, shall be inspected annually by the Community Risk Reduction Division (California Health & Safety Code Sections 17621 (b), 13146.3, and 13146.1, and 13217 as amended).
B. Additional properties in National City including, but not limited to high-risk facilities, mixed-use commercial and public buildings are required to submit to a formal fire inspection annually by the Community Risk Reduction Division. Annual fire inspections are required for the following building occupancies:
1. Group A
2. Group B
i. Restaurants that utilize an open flame only. Other Group B occupancies do not require annual fire inspections.
3. Group C
4. Group F
5. Group H
6. Group I
7. Group L
8. Group M
9. Group S
Created: 2024‐12‐03 10:16:56 [EST]
(Supp. No. 64)
C. Annual fire inspections will be subject to a fire inspection fee. See City’s Fee Schedule for annual fire inspection fee.
A.D. Failure to submit to an annual fire inspection as required by this section, may result in administrative citations pursuant to Chapter 1.44 of the National City Municipal Code.
A. The National City fire department 's suppression/rescue personnel and fire prevention bureau personnel shall deliver by hand or by mail its "Self-Inspection Worksheet" and "Business and Emergency Record" forms to each "B-2" and "R-1" occupancy included in the business fire safety self-inspection program within the city on an annual basis.
B. The owner or manager of the occupancy or person in highest authority in the occupancy shall within thirty days inspect each occupancy, complete the forms mentioned in subsection A of this section, correct all deficiencies, and return the same to the National City fire department. All deficiencies observed shall be reported on the forms and corrected prior to returning the forms to the National City fire department. (Ord. 1811 § 3, 1984)
15.29.040 Biennial Fire Inspections.
The Community Risk Reduction Division will conduct in-person fire inspections every two years for all other businesses not subject to Section 15.29.030. This biennial fire inspection ensures that fire safety standards are consistently upheld and allows the department to identify and address any issues that may not be visible through self-assessment alone. Businesses will be subject to a biennial fire inspection fee.
15.29.050 Business Self-Inspection ProgramFailure to comply—Issuance of citation .
To enhance fire safety compliance, building occupancies that are do not require an annual fire inspection but are subject to biennial fire inspections, are encouraged to conduct a yearly self-inspection. This program encourages low-risk commercial business to conduct self-inspections, focusing on easily manageable fire safety measures such as, but not limited to, ensuring fire extinguishers are serviceds, exits are clear, and storage is properly maintained around fire protection equipment. Self-inspection forms can will be mailed sent to the business annually. be found on the _____. Self-inspections are self-certifying and are not required to be submitted to the City. Business and property owners may request a fire inspection from the Community Risk Reduction Division at any time and will be subject to an inspection fee. Additional inspection fees may apply
Any person who fails to comply with the requirements to inspect the premises, complete the forms, and correct all deficiencies noted within the thirty-day period specified in Section 15.29.030, shall be guilty of a misdemeanor, and the fire department may cause to be issued a citation for violation of the terms of this chapter pursuant to the authority given to the city.
(Ord. 1811 § 4, 1984)
AGENDA REPORT
Department: Community Development
Prepared by: Martin Reeder, AICP – Asst. Director of Community Development Meeting Date: Tuesday, April 1, 2025
Approved by: Benjamin A. Martinez, City Manager
SUBJECT:
Introduction of Ordinance Amending Chapter 9.60 of the National City Municipal Code to Expand Operating Hours for Store Front Cannabis Retail Facilities.
RECOMMENDATION:
Introduce Ordinance Entitled: “ An Ordinance of the City Council of the City of National City, California, Amending Chapter 9.60 ‘Commercial Cannabis Activity’ of the National City Municipal Code to Modify Operating Hours for Store Front Retail Facilities.”
BOARD/COMMISSION/COMMITTEE PRIOR ACTION:
Not Applicable.
EXPLANATION:
In response to a Policy 105 Request by Vice-Mayor Bush following a meeting with Sessions by the Bay, a cannabis consumption lounge, the City Council requested that consideration of modifying hours of operation for licensed cannabis retailers in National City be placed on the Council agenda for discussion and consideration. This request was presented at the February 18, 2025 City Council meeting, where it was voted on and approved for placement on the March 4, 2025 agenda for discussion. At the March 4, 2025 meeting, the City Council directed staff to return with an ordinance amending o perating hours for store front cannabis retailers in alignment with the state.
The current National City Municipal Code (NCMC) Section 9.60.250(G) limits operating hours for store front cannabis retailers from nine a.m. to nine p.m. daily. The proposed amendment would expand retail operating hours to six a.m. to ten p.m., consistent with California State law, which allows cannabis retailers to operate within these hours. This change is intended to:
Align local regulations with State law, promoting consistency for cannabis businesses operating in National City.
Support economic growth by allowing cannabis retailers to maximize operational hours. Enhance community safety and compliance by regulating hours uniformly across all licensed cannabis retailers.
This amendment will affect all licensed cannabis retailers opera ting within National City. It does not increase the number of cannabis licenses or modify any other operational regulations. The amendment strictly pertains to operating hours. Similarly, this amendment does not modify operating hours for non-store front (delivery) retail facilities.
The ordinance proposes to amend NCMC Section 9.60.250(G) to read:
“Operating hours of the Store Front Retailer License shall be limited to the hours of six a.m. through ten p.m., seven days a week.”
For reference, other citi es in San Diego County that permit retail cannabis sales and allowed hours are as follows:
San Diego – 6 a.m. to 10 p.m.
Chula Vista – Same as state (6 a.m. to 10 p.m.)
Imperial Beach – 8 a.m. to 10 p.m.
La Mesa – 7 a.m. and 9 p.m.
Lemon Grove – 6 a.m. to 10 p.m. or as specified with a CUP Oceanside – Per approved CUP
Vista – 6 a.m. to 10 p.m.
Encinitas – 7 a.m. and 9 p.m.
FINANCIAL STATEMENT:
There is no direct financial impact on the City’s General Fund from this ordinance. Indirect economic benefits may be realized through increased sales tax revenue from extended operational hours for cannabis retailers.
RELATED CITY COUNCIL 2020-2025 STRATEGIC PLAN GOAL:
Balanced Budget and Economic Development
ENVIRONMENTAL REVIEW:
This is not a project under CEQA, and is therefore, not subject to environmental review.
CCR15378; PRC 21065.
PUBLIC NOTIFICATION:
The Agenda Report was posted at least 72 hours before the Regular Meeting date and time, and 24 hours before a Special Meeting in accordance with the Ralph M. Brown Act
ORDINANCE:
First Reading
EXHIBITS:
Exhibit A – Ordinance Redline
Exhibit B – Draft Ordinance
9.60.250 Additional operating requirements for store front retail facilities.
A. Retailers shall verify the age and all necessary documentation of each individual to ensure the customer is not under the age of eighteen years. If the potential customer is eighteen to twenty years old, retailer shall confirm the customer's possession of a valid doctor's recommendation and/or Health and Safety Code Section 11362.71 identification card (medical cannabis card). For adult use or recreational purchases, retailers shall verify that all customers are twenty-one years of age or older for the purchase of cannabis or cannabis products.
1. Access to the premises of a retail licensee/permittee shall be limited to individuals who are at least twenty-one years of age.
2. Notwithstanding Section 9.60.250(A)(1), individuals who are at least eighteen yea rs of age and in possession of a valid physician's recommendation shall be granted access to the premises of a retail licensee/permittee for the sole purpose of purchasing medicinal cannabis consistent with the physician's recommendation.
3. All individuals seeking access to the commercial cannabis retail business must show their government - issued identification, and, if appropriate, doctor's recommendation of Medical Cannabis card, in order to gain access into the retailer. These documents must also be sh own at the point of sale station at the time of purchase. Doctor recommendations are not to be obtained or provided at the retail location.
B. Entrances into the retailer shall be locked at all times with entry strictly controlled. A "buzz -in" electronic/mechanical entry system shall be utilized to limit access to and entry to the retailer to separate it from the reception/lobby area.
C. Retailers may have only that quantity of cannabis and cannabis products to meet the daily demand readily available for sale on-site in the retail sales area of the retailer. Additional product may be stored in a secured, locked area to which customers, vendors, and visitors shall not have access.
D. All restroom facilities shall remain locked and under the control of mana gement.
E. Limited Access Areas. A retailer shall establish limited-access areas and permit only authorized individuals to enter the limited-access areas. Authorized individuals include individuals employed by the retailer as well as any outside vendors, contractors, or other individuals conducting business that requires access to the limited access area. All individuals granted access to the limited access area shall be at least twenty -one years of age, and if not employed by the retailer, shall be escorted at all times by an employee of the licensee/permittee.
A retailer shall maintain a log of all individuals who are not employees who are granted access to the limited access area. These logs shall be made available to the city manager or their designee u pon request.
F. Microbusiness Commercial Activity. All cultivation, manufacturing, distribution, and retail activities performed by a licensee under a Type 12-Microbusiness permit shall occur on the same licensed premises.
Areas of the premises for manufacturing and cultivation shall be separated from the distribution and retail areas by a wall and all doors between the areas shall remain closed when not in use.
G. Operating hours of the Store Front Retailer License shall be limited to the hours of sixnine a.m. through tennine p.m., seven days a week.
H. Store Front/Retail Security Requirements. All provisions incorporated within Section 9.60.230(M) of this chapter (security requirements), are directly applicable to and binding on all commercial cannabis businesses, including all store front/retail businesses. Uniformed licensed security personnel shall be employed to monitor site activity, control loitering and site access, and to serve as a visual deterrent to unlawful activities. Security personnel may be allowed to carry firearms if permitted by San Diego County sheriff's department and authorized by the chief of police. (Ord. No. 2021-2487, 5-4-2021)
ORDINANCE NO. 2025 -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA, AMENDING CHAPTER 9.60 "COMMERCIAL CANNABIS ACTIVITY " OF THE NATIONAL
CITY MUNICIPAL CODE TO MODIFY OPERATING HOURS FOR STORE FRONT RETAIL FACILITIES.
WHEREAS, Chapter 9.60 of the National City Municipal Code regulates the cultivation, processing, manufacturing, testing, sale, delivery, distribution, and transportation of cannabis and cannabis products to protect the health, safety, and welfare of the residents of the City of National City (“City”); and
WHEREAS, the regulations of Chapter 9.60 include operating requirements for various types of cannabis businesses, including limitations on operating hours for store front retail facilities; and
WHEREAS, the proposed amendments to Chapter 9.60 of the National City Municipal Code would modify the operating hours for store front retail facilities to expand such hours to 6:00 a.m. to 10:00 p.m., consistent with state law.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA, HEREBY ORDAINS AS FOLLOWS:
Section 1: That the City Council hereby amends Chapter 9.60 of the National City Municipal Code, entitled “Commercial Cannabis Activity,” by amending section 9.60.250 to read as follows:
9.60.250 Additional operating requirements for store front retail facilities.
A. Retailers shall verify the age and all necessary documentation of each individual to ensure the customer is not under the age of eighteen years. If the potential customer is eighteen to twenty years old, retailer shall confirm the customer's possession of a valid doctor's recommendation and/or Health and Safety Code Section 11362.71 identification card (medical cannabis card). For adult use or recreational purchases, retailers shall verify that all customers are twenty -one years of age or older for the purchase of cannabis or cannabis products.
1. Access to the premises of a retail licensee/permittee shall be limited to individuals who are at least twenty-one years of age.
2. Notwithstanding Section 9.60.250(A)(1), individuals who are at least eighteen years of age and in possession of a valid physician's recommendation shall be granted access to the premises of a retail licensee/permittee for the sole purpose of purchasing medicinal cannabis consistent with the physician's recommendation.
3. All individuals see king access to the commercial cannabis retail business must show their government -issued identification, and, if appropriate, doctor's recommendation of Medical Cannabis card, in order to gain access into the retailer.
These documents must also be shown at the point of sale station at the time of
purchase. Doctor recommendations are not to be obtained or provided at the retail location.
B. Entrances into the retailer shall be locked at all times with entry strictly controlled. A "buzz-in" electronic/mechanical entry system shall be utilized to limit access to and entry to the retailer to separate it from the reception/lobby area.
C. Retailers may have only that quantity of cannabis and cannabis products to meet the daily demand readily available for sale on -site in the retail sales area of the retailer.
Additional product may be stored in a secured, locked area to which customers, vendors, and visitors shall not have access.
D. All restroom facilities shall remain locked and under the control of management.
E. Limited Access Areas. A retailer shall establish limited -access areas and permit only authorized individuals to enter the limited-access areas. Authorized individuals include individuals employed by the retailer as well as any outside vendors, contractors, or other individuals conducting business that requires access to the limited access area.
All individuals granted access to the limited access area shall be at least twenty -one years of age, and if not employed by the retailer, shall be escorted at all ti mes by an employee of the licensee/permittee. A retailer shall maintain a log of all individuals who are not employees who are granted access to the limited access area. These logs shall be made available to the city manager or their designee upon request.
F. Microbusiness Commercial Activity. All cultivation, manufacturing, distribution, and retail activities performed by a licensee under a Type 12 -Microbusiness permit shall occur on the same licensed premises. Areas of the premises for manufacturing and cultivation shall be separated from the distribution and retail areas by a wall and all doors between the areas shall remain closed when not in use.
G. Operating hours of the Store Front Retailer License shall be limited to the hours of six a.m. through ten p.m., seven days a week.
H. Store Front/Retail Security Requirements. All provisions incorporated within Section
9.60.230(M) of this chapter (security requirements), are directly applicable to and binding on all commercial cannabis businesses, including all store front/retail businesses. Uniformed licensed security personnel shall be employed to monitor site activity, control loitering and site access, and to serve as a visual deterrent to unlawful activities. Security personnel may be allowed to carry firear ms if permitted by San Diego County sheriff's department and authorized by the chief of police.
Section 2: This Ordinance shall take effect and be in force thirty (30) days from the date of its passage, and before the expiration of fifteen (15) days after its passage, it or a summary of it, shall be published once, with the names of the members of the City Council voting for and against the same in the Star News, a newspaper of general circulation published in the County of San Diego, California.
Section 3: The City Clerk shall certify to the adoption of this Ordinance and shall public in accordance with the law.
INTRODUCED at a regular meeting of the City Council of the City of National City, California, held on this 1st day of April, 2025.
PASSED and ADOPTED this _____ of ________________, 2025.
Ron Morrison, Mayor
ATTEST:
Shelley Chapel, MMC, City Clerk
APPROVED AS TO FORM:
Barry J. Schultz, City Attorney
AGENDA REPORT
Department: Engineering and Public Works
Prepared by: Luca Zappiello, Associate Engineer - Civil Meeting Date: Tuesday, April 1, 2025
Approved by: Benjamin A. Martinez, City Manager
SUBJECT:
Public Hearing and Introduction of an Ordinance Amending National City Municipal Code Title 11, Section 11.32.140, Pertaining to Stopping and Parking Prohibitions.
RECOMMENDATION:
Introduce Ordinance by First Reading, entitled, “ An Ordinance of the City Council of the City of National City, California, Amending Chapter 11.32 ‘Stopping, Standing and Parking’ of the National City Municipal Code Pertaining to Stopping and Parking Prohibitions.”
BOARD/COMMISSION/COMMITTEE PRIOR ACTION:
Not Applicable.
EXPLANATION:
California recently passed Assembly Bill (AB) 413, commonly referred to as California's Daylighting Law, which prohibits parking twenty (20) feet in advance (upstream) of a crosswalk or fifteen (15) feet in advance when the location has a curb extension. T he parking restrictions apply to both “marked” (striped) and “unmarked” crosswalks. Daylighting is the concept of removing parked vehicles or other obstructions at approaches to crosswalks to improve line of sight for drivers and pedestrians attempting to cross the street. As of January 1, 2025, citations may be issued for vehicles parked in violation of AB 413.
The new law, which was subsequently amended into Section 22500 of the California Vehicle Code, does not require the restricted areas to be red-curbed or signed for “No Parking”. Rather, the onus is placed on local agencies to make those types of determinations and to decide how best to inform the public and provide enforcement. Staff recommends prioritizing installation of signage or curb markings in areas with high pedestrian activity, such as business districts, as well as locations frequented by vulnerable user groups such as schools, parks, and senior centers.
At the City Council meeting held on March 18, 2025, staff presented an overview of AB 413, including details on implementation, community outreach strategies, and enforcement. A copy of the presentation is attached for reference. Staff recommended returning to City Council with an Ordinance to consider modifications to Title 11, Section 11.32.140 of the National City Municipal Code to codify the parking prohibitions established by AB 413.
Attached are the proposed amendments to Title 11, Section 11.32.140 and Ordinance
FINANCIAL STATEMENT:
The cost to implement and enforce the measures required under AB 413 has not been determined.
RELATED CITY COUNCIL 2020-2025 STRATEGIC PLAN GOAL:
Public Safety
ENVIRONMENTAL REVIEW:
This is not a project under CEQA , and is therefore , not subject to environmental review.
CCR15378; PRC 21065.
PUBLIC NOTIFICATION:
The Agenda Report was posted at least 72 hours before the Regular Meeting date and time, and 24 hours before a Special Meeting in accordance with the Ralph M. Brown Act
ORDINANCE:
First Reading
EXHIBITS:
Exhibit A – Daylighting Law Presentation
Exhibit B – Amendment to NCMC Title 11, Section 11.32.140 Exhibit C – Ordinance
DAYLIGHTING LAW, AB 413
PARKING RESTRICTIONS AT INTERSECTIONS
TO ENHANCE PEDESTRIAN SAFETY
CITY COUNCIL MEETING
MARCH 18, 2025
EXHIBIT A
Overview
• What is “Daylighting”?
• Assembly Bill (AB) 413 - The Daylighting
Bill
• Crosswalks – Definition
• Example
• Implementation
• Prioritization Criteria
• Outreach
• Enforcement
• Schedule
3 |
What is “Daylighting”?
Daylighting is the concept that traffic safety is improved by removing parked cars or other obstructions approaching a crosswalk. By keeping the area next to crosswalks clear of parked vehicles or other obstructions, drivers can better see people using or about to use the crosswalk.
Assembly Bill (AB) 413 - The Daylighting Bill
AB 413 amended section 22500 of the California Vehicle Code (CVC) to state:
22500. A person shall not stop, park, or leave standing any vehicle whether attended or unattended, except when necessary to avoid conflict with other traffic or in compliance with the directions of a peace officer or official traffic control device, in any of the following places:
(n) (1) (A) Within 20 feet of the vehicle approach side of any marked or unmarked crosswalk or within 15 feet of any crosswalk where a curb extension is present.
Exceptions.
Certain exceptions to this rule allow for the repurposing of these areas as 24-hour commercial loading zones, provided they are appropriately signed and striped (CVC Section 22500(n)(2)), or as bicycle or motorized scooter parking (CVC Section 22500(n)(3)).
4 | Page 242 of 307
Crosswalks - Definition
As defined by the California Vehicle Code (CVC) 275, “crosswalks” are defined as either:
a) That portion of a roadway included within the prolongation or connection of the boundary lines of sidewalks at intersections where the intersecting roadways meet at approximately right angles, except the prolongation of such lines from an alley across a street. b) Any portion of a roadway distinctly indicated for pedestrian crossing by lines or other markings on the surface.
Notwithstanding the foregoing provisions of this section, there shall not be a crosswalk where local authorities have placed signs indicating no crossing.
5 | Page 243 of 307
6 |
20’ of red curb
20’ of red curb
20’ of red curb
20’ of red curb
Crosswalks - Unmarked
• Prioritization Criteria
• Community Outreach Strategies
• Enforcement
• Schedule
Implementation
8 |
• Capital Improvement Projects (CIPs)
• Schools and parks
• Locations frequented by seniors (senior housing, churches, etc.) • Commercial corridors
• Other locations with high pedestrian and bicycle activities Prioritization Criteria
9 |
Community Outreach Strategies
• Distribute informational flyers to residents
• Provide informational flyers at public facilities (City Hall, Library, Rec Centers, etc.) • Provide information on the City’s website
• Share information on the City’s social media platforms • Include informational flyers with parking enforcement
10 |
• Initial Phase: Issuing warnings and informational flyers on windshields • Targeted Enforcement: Prioritizing high-traffic/pedestrian areas o Schools
o Business districts
• Residential Enforcement: Checking for violations and providing warnings/information during existing enforcement activities
• Primary Goal: Educate the public and provide warnings before issuing citations • Citation Issuance: Citations will begin on June 1, 2025 Enforcement
11 |
February 2025 – staff provided an overview of AB 413 to the Traffic Safety Committee March 2025
• Initiate community outreach
• Staff report and presentation to the City Council
April 2025 –hold public hearings to update ordinance and municipal code May 2025 – prioritize installation of red curbs in designated areas June 2025 – begin issuing citations
Schedule
12 |
Safety tips for pedestrians:
Questions?
Engineering & Public Works Department
1243 National City Boulevard, National City, CA 91950-4301 (619) 336-4380 www.nationalcityca.gov
EXHIBIT B
Chapter 11.32 - STOPPING, STANDING AND PARKING
11.32.140 - Stopping or parking prohibited—Signs required.
No person shall stop, stand or park a vehicle in any of the following places:
1. Within fifteen feet of a fire hydrant;
2. Within fifteen feet of the driveway entrance to a fire station;
3. Within twenty feet of the vehicle approach side of any marked or unmarked crosswalk or within fifteen feet of any crosswalk where a curb extension is present.
The Director of Public Works or designee shall appropriately sign or mark the following places and when so signed or marked no person shall stop, stand or park a vehicle in any of such places:
1. Within a designated no parking zone as indicated by signs or red curb markings;
2. Within fifteen feet of a fire hydrant;
3. Within twenty-five feet of the approach to any traffic signal, stop sign, or yield sign;
42. At any place where the City Engineer determines that it is necessary in order to eliminate an unusual traffic hazard to restrict or prohibit parking to enhance safety on the basis of an engineering study;
53. Except where a different distance is prescribed by City Council resolution, within fifty feet of any intersection marked with a sign that prohibits any vehicle whose height with or without a load exceeds six feet;
64. At any location where parking is restricted or prohibited between hours designated by resolution of the city council;.
7. Any vehicle parked in violation of this section may also be towed after a parking citation has been issued, provided a sign has been posted authorizing the removal of vehicles parked in violation of such parking restriction. (Ord. No. 2023-2520, 4-18-2023)
ORDINANCE NO. 2025 -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA, AMENDING CHAPTER 11.32 “STOPPING, STANDING AND PARKING” OF THE NATIONAL CITY MUNICIPAL CODE PERTAINING TO STOPPING AND PARKING PROHIBITIONS.
WHEREAS, California recently passed Assembly Bill 413 (“AB 413”), referred to as the “daylighting” law,” which amended section 22500 of the California Vehicle Code to prohibit parking twenty (20) feet in advance (upstream) of a crosswalk or fifteen (15) feet in adv ance when the location has a curb extension; and
WHEREAS, “daylighting” is the concept of removing parked vehicles or other obstructions at approaches to crosswalks to improve line of sight for drivers and pedestrians attempting to cross the street; and
WHEREAS, the parking restrictions of AB 413 apply to both “marked” (striped) and “unmarked” crosswalks and, while AB 413 does not require the restricted areas to be red curbed or signed for “No Parking” to conduct enforcement or issue citations, staff recommends prioritizing installation of signage or curb markings in areas with high pedestrian activity, such as business districts, as well as locations frequented by vulnerable user groups such as schools, parks, and senior centers; and
WHEREAS, local agencies are responsible for ensuring compliance through education and enforcement and, as of January 1, 2025, citations may be issued for vehicles parked in violation of AB 413; and
WHEREAS, Chapter 11.32 of the National City Municipal Code (in addition to the California Vehicle Code) regulates parking, standing, and stopping in the City of National City (“City”), including where stopping and parking are prohibited; and WHEREAS, the proposed amendments to Chapter 11.32 of the National City Municipal Code would modify the stopping or parking regulations to align with and be consistent with state law as established by AB 413.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA, HEREBY ORDAINS AS FOLLOWS:
Section 1: That the City Council hereby amends Chapter 11.32 of the National City Municipal Code, entitled “Stopping, Standing and Parking,” by amending section 11.32.140 to read as follows:
11.32.140 Stopping or parking prohibited.
No person shall stop, stand or park a vehicle in any of the following places:
1. Within fifteen feet of a fire hydrant;
2. Within fifteen feet of the driveway entrance to a fire station;
3. Within twenty feet of the vehicle approach side of any marked or unmarked crosswalk or within fifteen feet of any crosswalk where a curb extension is present.
The Director of Public Works or designee shall appropriately sign or mark the following places and when so signed or marked no person shall stop, stand or park a vehicle in any of such places:
1. Within a designated no parking zone as indicated by signs or red curb markings;
2. At any place where the City Engineer determines that it is necessary to restrict or prohibit parking to enhance safety on the basis of an engineering study;
3. Except where a different distance is prescribed by City Council resolution, within fifty feet of any intersection marked with a sign that prohibits any vehicle whose height with or without a load exceeds six feet;
4. At any location where parking is restricted or prohibited between hours designated by resolution of the City Council.
Section 2: This Ordinance shall take effect and be in force thirty (30) days from the date of its passage, and before the expiration of fifteen (15) days after its passage, it or a summary of it, shall be published once, with the names of the members of the City Coun cil voting for and against the same in the Star News, a newspaper of general circulation published in the County of San Diego, California.
Section 3: The City Clerk shall certify to the adoption of this Ordinance and shall publish it in accordance with the law.
INTRODUCED at a regular meeting of the City Council of the City of National City, California, held on this 1st day of April, 2025.
PASSED and ADOPTED this ___ day of _____, 2025.
Ron Morrison, Mayor
ATTEST:
Shelley Chapel, MMC, City Clerk
APPROVED AS TO FORM:
Barry J. Schultz, City Attorney
AGENDA REPORT
Department: Planning
Prepared by: Martin Reeder, AICP – Asst. Director of Community Development Meeting Date: Tuesday, April 1, 2025
Approved by: Benjamin A. Martinez, City Manager
SUBJECT:
Discussion of Potential Short-Term Rental Ordinance
RECOMMENDATION:
Direct Staff to Come Back with a Draft Ordinance Regulating Short-Term Rentals in the City.
BOARD/COMMISSION/COMMITTEE PRIOR ACTION:
Not Applicable.
EXPLANATION:
Staff gave a brief staff report to the City Council in December on the topic of short -term rentals (STRs), at which time staff was asked to return with additional information regarding current and prospective short-term rental activities.
There are no current regulations on STR s, which means that they are not technically permitted by our “permissive” Land Use Code. The only rentals regulated in the City are those of 30 days or more. While an exact number is hard to know, there are routinely 100-200 STRs shown in the City as vacation rentals by owne r, primarily on the Airbnb or VRBO platforms. Costs to rent are highly variable and range from $300 to $900 a night on weekends (April was used a s a search parameter). Although ensuring compliance with the Municipal Code with regard to public safety is paramount, another issue is the missed opportunity to collect Transient Occupancy Tax (TOT), which is require d for traditional hotel and motel room rentals. Other cities that have STR Ordinances require TOT payment, as well as conformance with other standards as discussed below. National City’s TOT is 8% of the room rental rate. If there were 100 units rented out at $500 a night, the resulting loss in TOT revenue would equate to around $4,000 a day, depending on seasonality and market demand.
Of the 19 San Di ego County jurisdictions (including the County), nine have STR regulations (Carlsbad, Chula Vista, Coronado, Del Mar, Encinitas, Oceanside, San Diego, Solana Beach, and Vista). Another six, while not having any specific STR regulations, allow STRs subject to normal rental property regulations (County, El Cajon, Escondido, Imperial Beach, La Mesa, and San Marcos). Four cities, including National City, do not regulate or permit STR’s (the others are Lemon Grove, Poway, and Santee ). TOT in the County ranges fr om 8% to 14%. The average TOT in San Diego County is 10.3%. All but two cities collect TOT on STR’s.
Because the majority of cities with STRs are beach cities with different populations, scenarios, and issues compared to National City, staff focused on the cities of Chula Vista and Vista, both of which have STR Ordinances and are similar in location or population . Both cities have basic requirements related to required permits, operating requirements, parking, payment of TOT, and maximum number of guests, as well as minimum stays (2 days) and transfer of licenses.
Chula Vista differs in that they require a STR landlord to maintain a primary residence in the city and limits a permittee to two STR licenses. They also allow events (weddings, parties, fundraisers, etc.) at STRs subject to a special permit. Vista has a more streamlined Ordinance, but allows up to five STRs per permittee and does not allow any events at STRs. Both Ordinances are attached for your reference and discussion. Staff is suggesting a streamlined, yet robust Ordinance that would ideally be a hybrid of the two.
The next steps would generally be to discuss the components of a draft ordinance, introduce and adopt the Ordinance, then implement the Ordinan ce. The Council may also opt to hold a public workshop or workshops to solicit additional input from the community outside of the normal public hearing process (there are two public hearings associated with introduction and adoption of Ordinances). If a ST R Ordinance is adopted, staff would then need to work with a vendor to implement a licensing and TOT collection program.
FINANCIAL STATEMENT:
Development of a Short-Term Rental Ordinance will generate Transit Occupancy Tax contributions to the General Fund. Future license and monitoring costs are intended to be offset by permit fees.
RELATED CITY COUNCIL 2020-2025 STRATEGIC PLAN GOAL:
Balanced Budget and Economic Development
ENVIRONMENTAL REVIEW:
This is not a project under CEQA , and is therefore , not subject to environmental review.
CCR15378; PRC 21065.
PUBLIC NOTIFICATION:
The Agenda Report was posted at least 72 hours before the Regular Meeting date and time, and 24 hours before a Special Meeting in accordance with the Ralph M. Brown Act.
ORDINANCE:
Not Applicable
EXHIBITS:
Exhibit A – PowerPoint
Exhibit B – Chula Vista Municipal Code Chapter 5.68 (Short-Term Rentals) Exhibit C – Vista Municipal Code Chapter 8.34 (Short-Term Rental Permit)
SHORT-TERM RENTALS (STR)
Current Status of STR’s
No Current Regulations
• STR’s are not currently regulated within
the city.
Revenue Potential
• Lack of regulation results in missed
opportunities to collect Transient
Occupancy Tax (TOT)
Management Proposals
• The City has received proposals from
third-party vendors to manage and
enforce an STR program, including TOT
collection.
Why Create an
Ordinance?
Generate Revenue
• Implement TOT collection like Chula Vista
• Potential revenue stream
Address Community Concerns
• Mitigate common complaints
Ensure Compliance
• Create a framework
Enhance Oversight
• Data-driven insights to inform policy
decisions
• Compliance monitoring and enforcement
Proposed Framework
Vendor-Managed Program
• Reduce administrative burden on
City staff
TOT and Licensing
• Require STR operators to obtain
licenses
• Seamless TOT collection
Zoning Considerations
• Limit STRs to specific zones or
establish restrictions
Community Engagement
• Host public meetings for feedback
and input
Implementation Timeline
• Phased approach
Next Steps
1. Research and solicit input on regulation
specifics (April 2025)
2. Draft an STR ordinance for Council
review (May 2025)
3. Evaluate vendor proposals for STR
management
Questions?
5.68.010
5.68.020
5.68.030
5.68.040
5.68.050
5.68.060
5.68.070
5.68.080
5.68.090
5.68.100
5.68.110
5.68.120
5.68.130
5.68.140
5.68.150
5.68.160
5.68.170
5.68.180
5.68.190
5.68.200
5.68.210
5.68.220
Chapter 5.68
SHORT-TERM RENTALS
Sections:
Title.
Purpose and intent.
Definitions.
Permit required.
Eligibility requirements.
Agents.
Permit application requirements.
Renewals.
Transfers.
Term of permit.
Operational requirements.
Short-term rental event permit.
Limitations on City’s liability.
Audit inspection.
Responsibilities of hosting platforms.
Violations – Penalties.
Procedure for imposition of modification, suspension and/or revocation of short- term rental permit.
Appeal procedures.
Effect of short-term rentals ordinance on other provisions of code.
Promulgation of regulations, standards, and other legal duties.
No vested rights.
Effective date.
5.68.010 Title.
This chapter is known as the “Short-Term Rentals Ordinance,” may be cited as such, and will be referred to herein as “this chapter.” (Ord. 3514 § 1, 2021).
Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 1 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
5.68.020 Purpose and intent.
The purpose of this chapter is to establish rules governing the Short-Term Rental of Dwellings within the City. With such rules, with respect to Short-Term Rental activities, the City desires to ensure the collection and payment of transient occupancy taxes; reduce the burden on City services; minimize the negative secondary effects of such use on residential neighborhoods; and ensure that such Short-Term Rental activities do not become a nuisance, or threaten the health, safety or welfare of persons residing in residential neighborhoods and patronizing Short-Term Rentals. (Ord. 3514 § 1, 2021).
5.68.030 Definitions.
The definitions contained in this section shall govern the construction, meaning and application of words and phrases used in this chapter.
“Agent” means a Person engaged or appointed by an Applicant or Permittee to represent and act on behalf of an Applicant or Permittee (as defined in these definitions) and to act as an operator, manager and/or Local Contact Person of a Dwelling used or to be used as a Short-Term Rental Unit or Short-Term Rental Property and designated as such by the Applicant or Permittee in accordance with CVMC 5.68.060. “Applicant” means a Person that has applied for a Short-Term Rental Permit. Applicants may be Owners or Long- Term Tenants.
“Bedroom” means a room designated primarily for sleeping that meets the definition of the California Building Codes currently adopted by the City. Lofts that meet California Building Code egress requirements are considered a bedroom for the purposes of this definition.
“City Manager” means the City Manager of the City, or designee. “Director of Development Services” means the Director of Development Services of the City, or designee. “Dwelling” has the meaning provided in CVMC 19.04.002. “Dwelling” also means a Dwelling Unit on the same parcel as a legally established single-family Dwelling that is allowed in the zone in which located, having its own complete independent living accommodations and facilities for one or more Persons, including permanent provisions for living, sleeping, eating, cooking and sanitation and may sometimes be referred to interchangeably in this chapter as a “Dwelling Unit.”
“Enforcement Officer” means the Director of Development Services, the Code Enforcement Manager, any Code Enforcement Officer, the Building Official, any sworn Officer of the Police Department, the Fire Chief, the Fire Marshal, or any other City department head (to the extent responsible for enforcing provisions of this code), their respective designees, or any other City employee designated by the Director of Development Services or City Manager to enforce this chapter.
Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 2 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
“Expiration Date” means the last day of the month occurring 12 months from the date of permit issuance (e.g., if the permit is issued on March 15th, the Expiration Date shall be March 30th of the following year). “Hosting Platform” means a Person or entity that facilitates a Short-Term Rental for an Owner or an Agent, and derives revenues, including without limitation booking fees, subscription charges or advertising revenues, from such facilitation. “Facilitate” shall mean without limitation the act of allowing the Owner or an Agent to offer to list or advertise the Short-Term Rental on the Internet web site provided or maintained by the Hosting Platform. A Hosting Platform does not include any Person licensed to practice real estate as defined in the California Business and Professions Code.
“Local Contact Person” means a Person designated by an Owner or an Agent, who, if designated to act as such, shall be available 24 hours per day, seven days per week for the purpose of: (1) being able to physically respond within one hour of notification of a complaint regarding the condition, operation or conduct of Occupants of the Dwelling, and (2) taking remedial action necessary to resolve any such complaints. A Local Contact Person may be the Owner or an Agent.
“Long-Term Tenant” means the long-term (greater than 30 days) renter or lessee of a Dwelling. “Nonprimary Residence” means a Dwelling that is not a Primary Residence. For properties with two or more existing legally permitted Dwelling Units (e.g., a duplex), the term “Nonprimary Residence” shall mean each unit located on that property, excluding Accessory Dwelling Units or Junior Accessory Dwelling Units for which a construction permit was applied for on January 1, 2020, or later. Accessory Dwelling Units or Junior Accessory Dwelling Units for which a construction permit was applied for prior to January 1, 2020, and any other accessory habitable structures that are located on a Nonprimary Residence property shall be considered part of the primary single-family residence for purposes of this chapter.
“Nonprimary Residence Short-Term Rental” means a Nonprimary Residence being operated as a Short-Term Rental.
“Occupant” means any Person who is on or in a Short-Term Rental Property other than service providers, the Owner, or the Long-Term Tenant, whether or not the Person stays overnight. “Owner” means the Person(s) or entity(ies) that holds legal or equitable title to a property containing a Dwelling. “Partial-Home Short-Term Rental” means the rental of any portion of a Dwelling while the Owner or Long-Term Tenant is physically present and residing in the Dwelling Unit. Rental of an Accessory Dwelling Unit or Junior Accessory Dwelling Unit for which a construction permit was applied for prior to January 1, 2020, or any other accessory habitable structure that is not a Primary Residence shall be considered a Partial-Home Short-Term Rental if the Owner or Long-Term Tenant is physically present and residing in at least one Dwelling Unit on the Short-Term Rental Property during the rental period.
“Permittee” means a Person that holds a duly issued and valid Short-Term Rental Permit.
Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 3 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
“Person” means any individual, firm, partnership, joint venture, association, social club, fraternal organization, joint stock company, corporation, estate, trust, business trust, receiver, trustee, syndicate, or any other group or combination acting as a unit.
“Primary Residence” means a Person’s permanent residence or usual place of return for housing as documented by at least two of the following: motor vehicle registration; driver’s license; voter registration; tax documents showing the residential unit as the Person’s residence; or a utility bill. A Person may have only one Primary Residence and must reside there for a minimum of 275 days during the calendar year. For properties with two or more existing legally permitted Dwelling Units (e.g., a duplex), the term “Primary Residence” shall apply individually to each unit that meets the criteria previously described. Accessory Dwelling Units or Junior Accessory Dwelling Units for which a construction permit was applied for prior to January 1, 2020, and any other accessory habitable structures that are located on a Short-Term Rental Property and do not meet the criteria previously described shall be considered part of the primary single-family residence for purposes of this chapter. “Primary Residence Short-Term Rental” means a Primary Residence being operated as a Short-Term Rental. “Rent” means the consideration charged for the occupancy of space in a hotel, campsite, or Dwelling valued in money, whether to be received in money, goods, labor or otherwise, including all receipts, cash, credits and property and services of any kind or nature, without any deduction therefrom whatsoever. “Responsible Person” means each Person that is a party to an agreement for the rental, use and occupancy of a Short-Term Rental Unit.
“Short-Term Rental” means the rental of a Dwelling, or a portion thereof, by the Owner or a Long-Term Tenant to another Person or group of Persons for occupancy, dwelling, lodging, or sleeping purposes for a period of less than 30 consecutive calendar days, but for no less than one night, in exchange for Rent. The rental of units within City-approved hotels, motels, bed and breakfasts, and time-share projects shall not be considered to be a Short- Term Rental.
“Short-Term Rental Event Permit” means a permit issued pursuant to the provisions of this chapter that allow the use of a Short-Term Rental Unit for the hosting of any event that exceeds the maximum occupancy of the Short- Term Rental Unit.
“Short-Term Rental Permit” means a permit issued pursuant to the provisions of this chapter that allows the use of a Dwelling as a Short-Term Rental.
“Short-Term Rental Property” means a parcel of real property, as shown on the latest equalized tax assessment roll as maintained by the assessor of the County of San Diego, upon which a Short-Term Rental Unit is maintained. “Short-Term Rental Property” includes the premises upon which a Short-Term Rental Unit is located, including parking areas, driveways, landscaping, accessory structures, fences, walls, swimming pools, hot tubs, spas, tennis and other sports courts, and other similar and related improvements. “Short-Term Rental Unit” means a Dwelling, or any portion thereof, which is being rented, or is intended to be rented, as a Short-Term Rental to a Person or group of Persons.
Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 4 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
“Whole-Home Short-Term Rental” means the rental of the entirety of a Dwelling while the Owner or Long-Term Tenant is not physically present and residing in the Dwelling Unit. (Ord. 3514 § 1, 2021).
5.68.040 Permit required.
A. No Person shall undertake, maintain, facilitate, advertise for Rent, list, or Rent a Dwelling Unit as a Short-Term Rental within the City that does not comply with the requirements of this chapter. This prohibition includes Dwelling Units advertised for Rent, listed, or Rented for events, parties, weddings, or similar activities of a commercial nature.
B. The Short-Term Rental of a Dwelling is subject to the City’s business license requirements (Chapter 5.02 CVMC) and the City’s transient occupancy tax requirements (Chapter 3.40 CVMC). For purposes of the City’s transient occupancy tax requirements, the Permittee of a Short-Term Rental shall be considered an operator and the Responsible Person shall be considered a transient. In the event that a Short-Term Rental is being operated without a valid Short-Term Rental Permit, the Owner or Long-Term Tenant, as applicable, shall be considered an operator for purposes of the transient occupancy tax requirements. The payment of a tax imposed under this chapter shall not be construed to authorize the conduct or continuance of any illegal Short-Term Rental or of a legal Short-Term Rental in an illegal manner. Nothing in this chapter authorizes or implies the lawfulness of any activity connected with Short-Term Rentals unless otherwise authorized and allowed in strict and full conformance with this code.
C. It is a violation of this chapter for an Owner or Long-Term Tenant of a Dwelling to establish or operate a Short-Term Rental without first obtaining and maintaining both a valid business license pursuant to Chapter 5.02 CVMC and a Short-Term Rental Permit for each property to be used as a Short-Term Rental.
D. It is a violation of this chapter for any Person to establish or operate a Short-Term Rental in the City unless the Owner or Long-Term Tenant has a valid, unexpired Short-Term Rental Permit for such Short-Term Rental pursuant to this chapter. Short-Term Rental Properties with two or more existing legally permitted Dwelling Units (e.g., a duplex) must secure a Short-Term Rental Permit for each Dwelling Unit that will be offered for Short-Term Rental. (Ord. 3514 § 1, 2021).
5.68.050 Eligibility requirements.
The following requirements must be met at the time of submitting an application for a permit to operate a Short- Term Rental:
A. The Applicant’s Primary Residence must be located in the City.
B. The Dwelling Unit shall not be an Accessory Dwelling Unit (ADU) or a Junior Accessory Dwelling Unit (JADU) for which a construction permit was applied for on January 1, 2020, or later.
Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 5 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
C. The Dwelling Unit shall not be a deed-restricted affordable housing unit, in a special group residence, or a single-room occupancy.
D. A Long-Term Tenant shall not operate a Short-Term Rental without prior written approval of the Owner, such written approval to be provided to the City at the time of application for a Short-Term Rental Permit. An Owner may proactively prohibit Short-Term Rental subletting by tenants at any or all of their owned properties by submitting a notification in writing to the Development Services Department.
E. The Applicant shall not have been subject to a Short-Term Rental Permit revocation during the previous 24-month period.
F. The Dwelling Unit shall not have been subject to a Short-Term Rental Permit revocation during the previous 24-month period; provided, that the Director of Development Services may consider 100 percent transfers in Ownership of the Dwelling Unit in implementing this provision.
G. An Applicant may not hold a Short-Term Rental Permit for more than one Nonprimary Residence Short-Term Rental at any given time.
H. The Dwelling Unit shall not have been developed or converted as part of a two-unit residential development or Urban Lot Split Parcel Map pursuant to CVMC 19.58.450.
I. An active-duty member of the military who is currently deployed shall be eligible to operate their Dwelling as a Short-Term Rental. Proof of ownership within the City for at least one year prior to the date(s) of deployment, documented to the satisfaction of the Director of Development Services, shall be included as part of the application submittal.1
J. The Dwelling Unit shall not have been developed or converted as part of a two-unit residential development or Urban Lot Split Parcel Map pursuant to CVMC 19.58.450.1 (Ord. 3544 § 13, 2023; Ord. 3519 § 1, 2022; Ord. 3514 § 1, 2021).
1 Code reviser’s note: Ord. 3544 adds these provisions as subsections (H) and (I). The provisions have been relettered to avoid duplication of lettering.
5.68.060 Agents.
A. An Applicant or Permittee may retain an Agent to comply with the requirements of this chapter, including, without limitation, (1) filing of supplemental information or documentation for a pending application on behalf of an Applicant or Permittee in accordance with this chapter, (2) filing of a complete application for renewal of a Short-Term Rental Permit that has been signed and notarized by the Permittee, (3) management of a Short-Term Rental Property or Short-Term Rental Unit, (4) filing of all reports and remittance of transient occupancy taxes, and (5) compliance with the conditions of the Short-Term Rental Permit and the requirements of this chapter.
Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 6 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
B. The Short-Term Rental Permit shall be issued only to and in the name of the Permittee of a Short-Term Rental Unit, who shall be responsible for all requirements of this chapter. Notwithstanding subsection (A) of this section, the Owner or Long-Term Tenant of a Short-Term Rental Unit shall not be relieved of any personal responsibility or personal liability for noncompliance with any applicable law, rule or regulation pertaining to the use and occupancy of the subject Short-Term Rental Unit, regardless of whether such noncompliance was committed by an Agent, a Local Contact Person, Responsible Persons, or the Occupants of the Owner’s Short-Term Rental Unit. (Ord. 3514 § 1, 2021).
5.68.070 Permit application requirements.
A. The Director of Development Services is authorized to issue Short-Term Rental Permits pursuant to this chapter.
B. A permit application shall be submitted to the Director of Development Services upon forms provided by the City and signed by the Applicant under penalty of perjury and shall be accompanied by the permit application fee, as presently designated, or as may be in the future amended, in the master fee schedule of the City. If the property is held in trust or is part of a limited liability company (“LLC”), the trustee or the general member of the LLC must sign the Short-Term Rental Permit application. If the property is held in a corporation’s name, the corporation’s duly authorized Agent shall sign the Short-Term Rental Permit application.
C. The Applicant or the Applicant’s Agent, as the case may be, shall within five business days, upon a change of any of the information contained in or accompanying such application, notify the City of such change.
D. An application may be denied if a Short-Term Rental Permit for the same Dwelling or issued to the same Applicant has previously been revoked or suspended.
E. The Director of Development Services shall review each application for completeness and accuracy before it is accepted as being complete and officially filed.
F. In the event that the Director of Development Services determines that an application is incomplete or fails to provide the information and documentation required by this chapter, the Director of Development Services shall notify the Applicant in writing, and the Applicant shall have 30 calendar days (or longer as authorized by the Director of Development Services) in which to submit the needed supplemental information or documentation as specified by the Director of Development Services after the date of the notice. The City reserves the right to request additional information and documentation from an Applicant regarding an application for renewal of a Short-Term Rental Permit and to accept responses to requests for supplemental information or documentation.
Failure to submit the required information within the 30-day period may be cause for denial of the application.
G. The Director of Development Services may require an on-site inspection of the property to be performed by an Enforcement Officer during daytime business hours before confirming that the application complies with all the applicable criteria and provisions of this chapter.
Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 7 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
H. As a part of the approval of a permit application, the Director of Development Services may impose such conditions in connection with the permit as he or she deems reasonably necessary in order to fulfill the purposes of this chapter and may require reasonable guarantees and evidence that such conditions will be satisfied.
I. The Director of Development Services shall approve an application for a Short-Term Rental Permit; provided, that:
1. At the time of submission of the application, or at any time during the processing of the application, the Dwelling Unit and the Applicant meet the eligibility requirements of CVMC 5.68.050, and the application meets the conditions of permit issuance pursuant to this section, including payment of the required fees.
2. Such approval shall be conditioned upon and subject to compliance with the conditions identified by the Director of Development Services in the renewal, the operational requirements of CVMC 5.68.110, and with all other terms, conditions, and requirements of this chapter and the code.
J. The Director of Development Services shall deny an application and decline to issue a Short-Term Rental Permit for any of the following reasons, in their discretion:
1. Failure to meet the eligibility requirements.
2. Failure to meet the conditions of permit issuance, including payment of the required fees.
3. Failure to resolve violations of applicable codes regarding fire, building and safety, health and safety, and other relevant laws, regulations, and ordinances applicable to residential uses and the underlying zone, as more fully described in CVMC 5.68.110(A). The notice will set forth the reasons for denial and the procedures for an appeal of the Director of Development Services’s determination.
4. Determination that the Applicant has made a false, misleading, or fraudulent statement or omission of fact in the application or in the application process.
5. Determination that the Applicant, Owner, or Agent has been adversely sanctioned, or penalized by the City, or any other city, county, or state, for a violation of applicable laws or regulations related to STR operations.
6. Determination that the Applicant, Owner, or Agent has conducted, facilitated, caused, aided, abetted, suffered, or concealed unlawful STR activity in the City or any other jurisdiction.
Additionally, if a Short-Term Rental Permit application is denied, the Director of Development Services shall notify the Applicant in writing of the determination. The notice will set forth the reasons for denial and the procedures for an appeal of the determination.
K. The Director of Development Services’s determination on the issuance or denial of a Short-Term Rental Permit in response to a pending application or a renewal of a duly issued Short-Term Rental Permit may be appealed in accordance with the appeal procedures of CVMC 5.68.180.
Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 8 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
L. Upon issuance of a Short-Term Rental Permit in response to a permit application, the Permittee shall comply with all requirements of the business license provisions and transient occupancy tax provisions of this code for the Short-Term Rental Unit. (Ord. 3544 § 13, 2023; Ord. 3514 § 1, 2021).
5.68.080 Renewals.
A. If a Permittee desires to renew a Short-Term Rental Permit, the Permittee must apply for and renew a Short- Term Rental Permit annually. Permittee’s request for renewal shall indicate any changes to the information or requirements set forth in CVMC 5.68.070.
B. The application for renewal must be filed not later than 30 days prior to the Expiration Date set forth on the permit.
C. The application for renewal shall be submitted to the Director of Development Services upon forms provided by the City and signed by the Permittee under penalty of perjury and shall be accompanied by the permit renewal fee as presently designated, or as may be in the future amended, in the master fee schedule of the City. If the property is held in trust or is part of a limited liability company (“LLC”), the trustee or the general member of the LLC must sign the Short-Term Rental Permit application. If the property is held in a corporation’s name, the corporation’s duly authorized Agent shall sign the Short-Term Rental Permit application.
D. The Permittee or the Permittee’s Agent, as the case may be, shall within five business days, upon a change of any of the information contained in or accompanying such renewal application, notify the City of such change.
E. The Director of Development Services shall review each application for renewal of a duly issued permit for completeness and accuracy before it is accepted as being complete and officially filed.
F. In the event that the Director of Development Services determines that an application for renewal is incomplete or fails to provide the information and documentation required by this chapter, the Director of Development Services shall notify the Permittee in writing, and the Permittee shall have 30 calendar days (or longer as authorized by the Director of Development Services) in which to submit needed supplemental information or documentation as specified by the Director of Development Services. The City reserves the right to request additional information and documentation from a Permittee regarding an application for renewal of a Short-Term Rental Permit and to accept responses to requests for supplemental information or documentation.
Failure to submit the required information within the 30-day period may be cause for denial of the renewal.
G. The Director of Development Services may require an on-site inspection of the property to be performed by an Enforcement Officer during daytime business hours before confirming that the application complies with all the applicable criteria and provisions of this chapter.
H. As a part of the approval of a renewal application, the Director of Development Services may impose such conditions in connection with the permit as he or she deems reasonably necessary in order to fulfill the purposes of this chapter and may require reasonable guarantees and evidence that such conditions will be satisfied.
Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 9 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
I. If a timely and complete application for renewal of a Short-Term Rental Permit is submitted, the Short-Term Rental Permit previously and duly issued, valid and in effect prior to its Expiration Date, the permit shall be automatically extended until the date a determination is made by the Director of Development Services to approve or deny such application for renewal.
J. The Director of Development Services shall approve the renewal of a Short-Term Rental Permit; provided, that:
1. At the time of submission of the application for renewal, or at any time during the processing of the application for renewal, the Dwelling Unit and the Permittee meet the eligibility requirements of CVMC
5.68.050, and the application meets the conditions of permit issuance pursuant to CVMC 5.68.070, including payment of the required fees.
2. The Director of Development Services finds that no circumstances existed during the term of the permit which would cause a violation to continue to exist.
3. There are no building, electrical, plumbing, mechanical, fire, health, police, or other code enforcement violations that involve a risk to public or private health or safety (in such event issuance of the permit or the permit renewal may be delayed until the risk to public or private health or safety is resolved).
4. A previous suspension or revocation proceeding may be a basis for denial.
5. Such approval shall be conditioned upon and subject to compliance with the conditions identified by the Director of Development Services in the renewal, the operational requirements of CVMC 5.68.110, and with all other terms, conditions, and requirements of this chapter and the code.
K. If an application for renewal of a duly issued Short-Term Rental Permit is denied, the Director of Development Services shall notify the Permittee in writing. The notice will set forth the reasons for denial and the procedures for an appeal of the Director of Development Services’ determination.
L. The Director of Development Services’ determination on the issuance or denial of a Short-Term Rental Permit in response to a renewal of a duly issued Short-Term Rental Permit may be appealed in accordance with the appeal procedures of CVMC 5.68.180.
M. Upon issuance of a Short-Term Rental Permit in response to an application for renewal of a duly issued Short- Term Rental Permit, the Permittee shall comply with all requirements of the business license provisions and transient occupancy tax provisions of this code for the Short-Term Rental Unit. (Ord. 3514 § 1, 2021).
5.68.090 Transfers.
A. Within 14 calendar days of a change of ownership or long-term tenancy of a Short-Term Rental Property, the new Owner or Long-Term Tenant or their Agent shall submit to the Director of Development Services an application for a transfer of a Short-Term Rental Permit, if they wish to continue to operate the Short-Term Rental Unit. The application shall be accompanied by the payment of such fee or fees as presently designated, or as may Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 10 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
be in the future amended, in the master fee schedule of the City. Such application shall contain all the information set forth in CVMC 5.68.070.
B. If such a timely and complete transfer application is submitted, the Short-Term Rental Permit duly issued, valid and in effect prior to its Expiration Date, shall be extended until the date a determination is made by the Director of Development Services to approve or deny such application.
C. No purchaser of the real property upon which the permitted Short-Term Rental is located shall operate a Short-Term Rental under a previous Permittee’s Short-Term Rental Permit if a completed transfer application is not submitted within the 14-day period specified in subsection (A) of this section. Failure to timely submit the required complete application within the 14-day period may be cause for denial.
D. Any building, electrical, plumbing, mechanical, fire, health, police or code enforcement matter involving a risk to public or private health or safety, including any notices of violation, notices to cure, orders of abatement, cease and desist orders, or correction notices, may be cause for denial of an application for a transfer of a Short-Term Rental Permit if not cured within a reasonable period of time, not to exceed 30 calendar days, after the date on a notice from the Director of Development Services to the Owner or Long-Term Tenant to do so, unless a further extension is granted in writing by the Director of Development Services.
E. No Person shall transfer or attempt to transfer a Short-Term Rental Permit to any other Person, except as authorized by this section. Any attempt to transfer a Short-Term Rental Permit in violation of this section shall be void and shall constitute a violation of this chapter. Likewise, any attempt to operate a Short-Term Rental use under a Short-Term Rental Permit transferred in violation of this section shall constitute a violation of this chapter.
F. No Person shall convey or attempt to convey a Short-Term Rental Permit from one property to another property. Any attempt to convey a Short-Term Rental Permit from one property to another property shall be void and shall constitute a violation of this chapter. (Ord. 3514 § 1, 2021).
5.68.100 Term of permit.
A. A Short-Term Rental Permit or renewal thereof issued under the authority of this chapter shall be valid from the date of its issuance until the first to occur of the Expiration Date set forth on the permit or the revocation or suspension date. A Short-Term Rental Permit shall be of no further force, validity, or effect, and use of a Dwelling for Short-Term Rental purposes shall cease, upon the first to occur of the Expiration Date or revocation or suspension date of the Short-Term Rental Permit. Upon the lapse of a Short-Term Rental Permit because of expiration, a failure to renew, or because revocation has occurred, the Permittee or his/her heirs, successors or assigns shall have no further right to undertake, maintain, facilitate, advertise for Rent, list, Rent, or use said Dwelling and/or the property as a Short-Term Rental unless subsequently renewed or reinstated under the terms of this chapter.
B. Prior to expiration of a Short-Term Rental Permit, the Permittee may voluntarily cancel the permit by notifying the Director of Development Services in writing of the intent to cancel the permit. The permit shall become void upon the earlier to occur of the date specified by the Permittee or the expiration of the permit.
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C. A Short-Term Rental Permit shall not run with the land. The permission to operate a Short-Term Rental under this chapter shall be personal and limited to the Permittee, including a Person who acquires a Short-Term Rental Permit by application for a transfer in accordance with CVMC 5.68.090. (Ord. 3514 § 1, 2021).
5.68.110 Operational requirements.
All Short-Term Rentals are subject to the following operational requirements:
A. Compliance with Laws. All Owners, Long-Term Tenants, and Permittees shall cause their Short-Term Rental Property and Short-Term Rental Unit(s), prior to permit issuance or renewal, and at all times during the term of a Short-Term Rental Permit, to be in compliance with all applicable codes regarding fire, building and safety, health and safety, and all other relevant laws, regulations, and ordinances applicable to residential uses and the underlying zone and obtain all permits required and pay all applicable fees.
B. Limit on Days Per Year. The Whole-Home Short-Term Rental of a Primary Residence shall be limited to a maximum of 90 days per calendar year. For purposes of interpreting this section, exclusion of minor common spaces shall not be considered in determining Whole-Home Short-Term Rental status. There shall be no limit on the number of days per calendar year that a Primary Residence Partial-Home Short-Term Rental, a Nonprimary Residence Partial-Home Short-Term Rental, or a Nonprimary Residence Whole-Home Short-Term Rental may operate.
C. Minimum Stay. A two-consecutive-night minimum stay by the same Responsible Person is required for Nonprimary Residence Whole-Home Short-Term Rentals. No minimum stay shall be required for Primary Residence Whole-Home Short-Term Rentals or Partial-Home Short-Term Rentals (Primary Residence or Nonprimary Residence).
D. Insurance. The Permittee shall maintain and provide proof to City of liability insurance appropriate to cover the Short-Term Rental use in the aggregate of not less than $1,000,000; or conduct each Short-Term Rental transaction through a Hosting Platform that provides equal or greater insurance coverage.
E. Update Changed Information. At any time during the pendency of a Short-Term Rental Permit application or renewal, if a change occurs in any facts set forth in the application or renewal request, the Permittee shall notify the City of such change immediately, but no later than within 14 calendar days after the occurrence of such change.
F. Safety Requirements. Each Dwelling must satisfy the following requirements to the satisfaction of the City:
1. The property address shall be visible from the street and in contrasting colors for quick identification by emergency responders, day or night.
2. Smoke alarms shall be installed in all habitable areas except the kitchen in accordance with the Chula Vista Building Code. The Permittee shall be responsible for testing and maintaining the smoke alarms.
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3. At least one 2A:10BC-rated portable fire extinguisher (State Fire Marshal approved design) shall be installed in plain sight and within easy reach on each floor of the Dwelling. The Permittee shall be responsible for replacement or recharge after each use. The fire extinguisher shall be fully charged at all times.
4. One or more carbon monoxide devices meeting the standards of Section 13262 of the California Health and Safety Code shall be installed in common stairways and hallways. The Permittee shall be responsible for testing and maintaining the carbon monoxide devices.
5. Exterior gates leading to and from the front, side and/or back yards shall not be padlocked.
6. Hallway doors and exit doors shall not be obstructed or otherwise prohibited from fully opening.
7. No double-keyed dead bolt locks may be installed on exit doors.
8. Dwellings with swimming pools, as defined in Chapter 2 of the California Building Code, shall employ gates and other safety devices that conform to the specifications and requirements of the California Building Code.
G. Local Contact Person Available. While a Short-Term Rental Unit is rented, the Permittee, the Permittee’s Agent and/or a Local Contact Person shall be available by telephone 24 hours per day, seven days per week to respond to complaints from the renter and/or public regarding the use, condition, operation or conduct of occupants of a Short-Term Rental Unit. The Permittee, the Permittee’s Agent, and/or a Local Contact Person must be on the premises of the Short-Term Rental at the request of an Enforcement Officer or the City’s Police Department within one hour of contact to satisfactorily correct or take remedial action necessary to resolve any complaint, alleged nuisance, or violation of this chapter by occupants occurring at the Short-Term Rental Property. In order to facilitate communication, the Permittee shall provide contact information for themselves, the local contact and/or Permittee’s Agent to the City and the Responsible Person. Failure of the Permittee, the Permittee’s Agent, and/or a Local Contact Person to respond to calls or complaints in a timely and appropriate manner shall be grounds for imposition of penalties as set forth in this chapter.
H. Good Neighbor Handout. Each Short-Term Rental shall post a Good Neighbor Handout inside the permitted premises in close proximity to an entry point that includes emergency contact information for the Permittee and the Local Contact Person (if different). The Good Neighbor Handout shall also provide information about parking restrictions, restrictions on noise and amplified sound, trash collection schedule, relevant water restrictions, fire evacuation routes, and any other information, as required by the Director of Development Services, applicable to the Short-Term Rental and the surrounding neighborhood.
I. Good Neighbor Letter. Within 10 calendar days following (1) the issuance of a Short-Term Rental Permit, (2) the issuance of a renewal permit, and/or (3) the approval of a transfer application, the Permittee shall mail or personally deliver in writing a Good Neighbor Letter, in a form authorized by the Director of Development Services to the Owners and Occupants of properties located on all sides of and directly across the street (or alley or other right-of-way) from the Short-Term Rental Property. Thereafter, within 30 days of occurrence of any of the events described in (1), (2) or (3), the Permittee shall sign under penalty of perjury, and submit to the Director of Development Services, a certification that the required mailing or delivery was completed. If at any time during the term of a Short-Term Rental Permit, the Good Neighbor Letter information for the Permittee or Local Contact Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 13 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
Person changes, the Permittee shall promptly mail or personally deliver in writing an updated Good Neighbor Letter to the Owners and Occupants of properties located on all sides of and directly across the street (or alley or other right-of-way) from the Short-Term Rental Property to maintain accuracy and shall also promptly submit to the Director of Development Services a signed under penalty of perjury certification that the required mailing or delivery of the updated information was completed.
J. Off-Street Parking. All Short-Term Rental Property off-street parking shall conform to the provisions of Chapter
19.62 CVMC (Off-Street Parking and Loading); provided, however, that off-street parking spaces may be in tandem to other off-street parking spaces, or in some other on-site location and/or configuration, subject to the approval of the Director of Development Services in their sole and absolute discretion. The Permittee shall provide access to the garage of the Dwelling if that area has been included in the determination of the number of available off-street parking spaces pursuant to this chapter. In no event shall off-street parking include the use of landscaped areas, any private or public sidewalk, parkway, walkway, or alley (or any portion thereof) located on, at or adjacent to the Short-Term Rental Property or block the driveway or street in front of said property. The term “sidewalk” shall include the portion of the public right-of-way that is delineated for pedestrian travel including where it crosses a driveway.
K. On-Street Parking. The maximum number of on-street parking spaces that may be used by a Short-Term Rental Property shall be limited to one. For those streets of the City governed by permit parking districts, the Permittee of a Short-Term Rental Property may purchase one parking permit or placard from the City that can be used by guests and must be visibly displayed inside the vehicle of the Short-Term Rental Occupant, allowing no more than one Occupant vehicle to park on a public street in that particular permit district.
L. No Recreational Vehicles. During periods that the Short-Term Rental Property is being used as a Short-Term Rental by Occupants, no recreational vehicle or other vehicle used or designed for use as lodging or sleeping accommodations, bus, boat, trailer, camper, cargo container, or personal watercraft may be parked at or on the Short-Term Rental Property or on the street, unless it belongs to the Permittee, the Permittee is also physically occupying the Short-Term Rental Property during that period, the vehicle is not being used by Short-Term Rental Occupants, and in the case of an RV, a valid RV parking permit has been secured for the vehicle.
M. Maximum Occupancies. The maximum number of Persons who may occupy the Short-Term Rental at any given time shall be limited to two individual Persons per Bedroom, plus two additional individual persons. In no event may the maximum occupancy exceed 10 Persons in any Short-Term Rental. For purposes of this section, Persons under the age of 12 shall not count toward the occupancy limitation. If the Short-Term Rental Permit limits occupancy to a number less than that calculated pursuant to this section, the limit in the permit shall govern.
N. No Large Events. At no time shall a Short-Term Rental Unit or Short-Term Rental Property be used for large- scale events exceeding the maximum allowed occupancy pursuant to this section, unless a Short-Term Rental Event Permit has been issued for such event pursuant to this chapter and only in accordance with the terms for such permit.
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O. Advertising. All advertising appearing in any written publication or on any website that promotes the availability or existence of a Short-Term Rental shall include the City-issued Short-Term Rental Permit number as part of the rental offering.
P. Signage. Short-Term Rental Properties shall comply with all signage restrictions and requirements applicable to the zone they are located in.
Q. Display of Business License. The business license or copy thereof shall be prominently displayed in a visible interior location at the Short-Term Rental Property during any periods of occupancy thereof by any Person other than the Owner(s) or Long-Term Tenant(s) of the Dwelling.
R. Duty to Minimize Noise, Disturbance, and Disorderly Conduct. The Permittee, the Permittee’s Agent and the Local Contact Person shall use reasonably prudent business practices to ensure that the Occupants of a Short-Term Rental Unit do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate any applicable law, rule or regulation pertaining to the use and occupancy of the subject Short-Term Rental Unit, including, without limitation, violation of CVMC 17.24.040 or Chapter 19.68 CVMC.
S. Quiet Time From 10:00 p.m. to 9:00 a.m. The hours between 10:00 p.m. and 9:00 a.m. are considered to be “quiet time,” so that no outdoor activity will disturb the peace and quiet of the neighborhood adjacent to a Short- Term Rental Property or cause discomfort or annoyance to any reasonable Person of normal sensitivity residing in the area. It shall constitute a major violation if any Occupants engage in outdoor activities on a Short-Term Rental Property between the hours of 10:00 p.m. and 9:00 a.m. that involve the use of fire pits, barbecues, swimming pools, hot tubs, spas, tennis or paddleball courts, or other similar and related improvements or play equipment, or if any Occupants engage in outdoor parties, outdoor singing, shouting, clapping or other activities generally associated with partying or if Occupants engage in any outdoor drunk or disorderly conduct during those hours.
Any other outdoor conduct between the hours of 10:00 p.m. and 9:00 a.m. that disturbs the peace and quiet of the neighborhood adjacent to a Short-Term Rental Property, or causes discomfort or annoyance to any reasonable Person of normal sensitivity residing in the area, shall constitute a minor violation. It is not a violation for an Occupant to merely be out of doors during quiet time hours, so long as there is no conduct that disturbs the peace and quiet of the neighborhood adjacent to a Short-Term Rental Property or causes discomfort or annoyance to any reasonable Person of normal sensitivity residing in the area. The Permittee shall post signs of a size, type and at a location (or locations) acceptable to the Director of Development Services near all doors leading to the exterior of a Short-Term Rental Unit, advising Occupants of “quiet time.” T. Trash and Debris. Trash and refuse shall not be left stored within public view, except in proper containers for the purpose of collection by the responsible trash hauler and between the hours of 5:00 p.m. the day before and 12:00 midnight the day of the scheduled trash collection. The Permittee of a Short-Term Rental Property shall provide sufficient trash collection containers and service to meet the demand of the Occupants. The Short-Term Rental Property shall be free of debris both on site and in the adjacent portion of the street.
U. Written Contract Requirements. Prior to occupancy pursuant to each separate occasion of rental of a Short- Term Rental Unit, the Permittee or the Permittee’s Agent shall enter into a written rental agreement with a Responsible Person for each separate rental occasion. The Responsible Person (1) shall be at least 21 years of age; (2) shall be an Occupant of the subject Short-Term Rental Unit during the term of said agreement; (3) shall be Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 15 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
legally responsible for ensuring that all Occupants of the Short-Term Rental Unit comply with all applicable laws, rules and regulations pertaining to the use and occupancy of the subject Short-Term Rental Unit; and (4) may be held liable for any violation of all applicable laws, rules and regulations set forth in this chapter. The written rental agreement shall establish and set out the terms and conditions of the rental and require the Responsible Person to (a) provide his or her name, age, address, driver’s license number or passport number; (b) provide the vehicle license number(s) for any cars to be parked on street; (c) agree to be accessible to the Permittee, the Permittee’s Agent and the Local Contact Person (if any) by telephone at all times; (d) acknowledge his or her understanding of all City of Chula Vista Short-Term Rental rules; and (e) agree that they are liable for any fines incurred by Occupants and legally responsible for compliance by all Occupants of the Short-Term Rental Unit with all provisions of this chapter and this code. Said written rental agreement shall also include the following terms, notifications, and disclosures:
1. The maximum number of Occupants that are permitted and notification that failure to conform to the maximum occupancy is a violation of this chapter.
2. The number of off-street parking spaces provided on the Short-Term Rental Property and the maximum number of vehicles that are permitted, along with the number of available permits for parking on the public street (if any), with the requirement to visibly display such permits in the vehicles, and a summary of all applicable parking rules.
3. The trash pick-up day(s) and applicable rules and regulations pertaining to leaving or storing trash on the exterior of the Short-Term Rental Property.
4. Notification that Occupants may be cited or fined by the City and/or that the Permittee or the Permittee’s Agent has the right to immediately terminate the rental agreement and immediately evict the Responsible Person and all Occupants upon any violation of this chapter or the code by any Occupant.
5. The name of the Permittee’s Agent and the name of the Local Contact Person (if any) and a telephone number at which those Persons may be reached at all times and 9-1-1 emergency information.
6. A clear and conspicuous statement that Occupants must obey the requirements set forth in this chapter even if these requirements are stricter than the applicable covenants, conditions and restrictions or other rules or regulations of the governing body of any homeowners’ association or maintenance organization having jurisdiction over the Short-Term Rental Property.
7. A summary of any applicable covenants, conditions and restrictions and rules and regulations, including pool location and hours, of the governing body of any homeowners’ or maintenance association having jurisdiction over the Short-Term Rental Property.
8. A copy of this chapter of the code, as the same may be amended from time to time.
9. A copy of the rental agreement shall be given to each Occupant and shall be readily available for review upon inspections conducted by any Enforcement Officer or the City’s Police Department pursuant to this chapter.
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V. Garages. Unless the garage of the Dwelling has been included in the calculation of the number of available off- street parking spaces pursuant to this chapter, a garage may be used by the Permittee and Occupants of a Short- Term Rental as a game room in accordance with the City’s requirements therefor; provided, however, that (1) no couches or other furniture designed for use as, or conducive to, sleeping accommodations shall be located inside a garage; (2) no independent living accommodations and facilities (including provisions for living, sleeping, eating, cooking and sanitation) shall be located inside a garage; (3) the garage door must be kept closed and the Director of Development Services may require soundproofing of the garage as a condition of permit issuance on the basis of substantiated complaints of noise emanating from the garage; (4) a garage may not be used at any time for sleeping purposes; and (5) a garage may not be permanently modified to preclude its future use for the parking of vehicles.
W. Covenants, Conditions, and Restrictions. It is the responsibility of the Permittee and not the City to investigate, verify with the relevant homeowners’ association or maintenance organization, and determine that the use of a Dwelling as a Short-Term Rental does not violate any applicable covenants, conditions, and restrictions or any of the regulations or rules of the homeowners’ association or maintenance organization having jurisdiction in connection with the Short-Term Rental Property. Notwithstanding the City’s issuance of a Short-Term Rental Permit, the City shall not have any obligation or be responsible for making a determination regarding whether or not the issuance of a Short-Term Rental Permit or the use of a Dwelling as a Short-Term Rental is permitted under any covenants, conditions and restrictions or any of the regulations or rules of the homeowners’ association or maintenance organization having jurisdiction in connection with the Short-Term Rental Property, and the City shall have no enforcement obligations in connection with such covenants, conditions and restrictions or such regulations or rules.
X. Transient Occupancy Tax. All Short-Term Rentals shall be subject to the City’s transient occupancy tax, as required by Chapter 3.40 CVMC (Transient Occupancy Tax).
Y. Receipts to Be Maintained. The Permittee shall maintain the amount of gross receipts, including but not limited to Rent and transient occupancy tax paid for each stay in a format required by the City.
Z. City Inspections. Consistent with applicable law, the City shall have the authority to conduct random inspections of Short-Term Rental Properties and Short-Term Rental Units as the Director of Development Services deems necessary or prudent to ensure compliance with the provisions of this chapter, including without limitation, based upon any complaints or violations that occur or prior to a renewal of a permit.
AA. Additional Conditions. The Director of Development Services shall have the authority at any time to impose additional conditions on the use of any Short-Term Rental Unit and/or property to ensure that any potential secondary effects unique to the subject Short-Term Rental Unit or property are avoided or adequately mitigated.
BB. Hardships. The Director of Development Services is authorized to modify the standard conditions upon request of an Applicant, Permittee, or their Agent, based on site-specific circumstances for the purpose of allowing accommodation of a Short-Term Rental Unit. All requests must be in writing and shall identify how the strict application of one or more of the standard conditions creates an actual and unreasonable hardship to a property such that, if the requirement is not modified, reasonable use of the property for a Short-Term Rental would not be allowed. Any hardships identified must relate to physical constraints to the Short-Term Rental Property and shall Ch. 5.68 Short-Term Rentals | Chula Vista Municipal Code Page 17 of 26 The Chula Vista Municipal Code is current through Ordinance 3588, passed December 17, 2024.
not be self-induced or economic. Any modifications of the standard conditions shall not further exacerbate an already existing problem. An Applicant or Permittee may be required to provide such other supplemental information as may be requested by the Director of Development Services. The Director of Development Services shall only allow modifications which are consistent with the purpose and intent of this chapter. (Ord. 3514 § 1, 2021).
5.68.120 Short-term rental event permit.
A. At no time shall a Short-Term Rental Unit or Short-Term Rental Property be used for large-scale events exceeding the maximum allowed occupancy pursuant to CVMC 5.68.110 in exchange for Rent unless a Short-Term Rental Event Permit has been issued. For purposes of this section “large scale events” shall include without limitation commercial parties, weddings, fundraisers, conferences, or other similar assemblies that are separate from the purpose of lodging.
B. The maximum number of Short-Term Rental Event Permits that can be issued per Short-Term Rental Permit unit each term shall be limited to 12. Any application for a Short-Term Rental Event Permit thereafter and within the same permit term shall automatically be deemed null and void by the City.
C. Each Short-Term Rental Event Permit shall have a maximum term of 12 hours.
D. A duly issued, valid and in effect Short-Term Rental Permit shall be required in order to apply for a Short- Term Rental Event Permit.
E. Short-Term Rental Event Permits may be issued in the following residential zones: R-E – residential estates zone; R-1 – single-family residence zone; R-2 – one- and two- family residence zone; MHP – exclusive mobilehome park zone; R-3 – apartment residential zone; and equivalent residential zones in specific plans or sectional planning area plans that allow residential uses.
F. The application for a Short-Term Rental Event Permit shall be upon a form provided by the Director of Development Services and accompanied by payment of a Short-Term Rental Event Permit fee set by resolution of the City Council as presently designated, or as may be in the future amended, in the master fee schedule of the City.
G. The issuance of a Short-Term Rental Event Permit shall not be construed to authorize the conduct or continuance of any illegal Short-Term Rental or of a legal Short-Term Rental in an illegal manner. All Owners, Long- Term Tenants, and Permittees shall cause their Short-Term Rental Property and Short-Term Rental Units, prior to permit issuance and at all times during the term of a Short-Term Rental Event Permit, to be in compliance with all applicable codes regarding fire, building and safety, health and safety, and all other relevant laws, regulations, and ordinances applicable to residential uses and the underlying zone and obtain all permits required and pay all applicable fees. (Ord. 3514 § 1, 2021).
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5.68.130 Limitations on City’s liability.
To the maximum extent allowed by law, the City shall not incur or assume any direct or indirect liability as a result of having issued a Short-Term Rental Permit or Short-Term Rental Event Permit pursuant to this chapter. As a condition of permit issuance, the Applicant shall provide written acknowledgement and agreement that, in the event a permit is approved and issued, it agrees to assume all risk and defend, indemnify and hold harmless the City concerning the City’s approval and issuance of the permit, the operation and maintenance of the Short-Term Rental Unit and Short-Term Rental Property, and any other matter relating to the Short-Term Rental Unit and Short-Term Rental Property, including without limitation any claim or demand made by the governing body of a homeowners’ or maintenance association having jurisdiction over the subject Dwelling in any action or proceeding in which the City is named or made a party arising out of or connected with the subject matter of any applicable covenants, conditions and restrictions and/or rules and regulations, except that the Applicant shall not be required to indemnify, defend or hold harmless the City for the City’s sole negligence or intentional misconduct. If the Applicant is a Long-Term Tenant where such tenant is offering a Dwelling, or any portion thereof, as a Short-Term Rental, the Owner of the Dwelling that is the subject of the Short-Term Rental Permit shall provide the same written acknowledgement and agreement. (Ord. 3514 § 1, 2021).
5.68.140 Audit inspection.
Each Permittee, Agent, or representative of any Owner (1) shall provide to the Director of Development Services such records relating to the use and occupancy of the Short-Term Rental Unit, and (2) shall cooperate in the conduct of inspections of the Short-Term Rental Unit, as may be reasonably requested by the Director of Development Services, to determine that the objectives and conditions of this chapter are met. (Ord. 3514 § 1, 2021).
5.68.150 Responsibilities of hosting platforms.
A. Take Down Notice. Upon written or electronic notification from the City that the City has not issued a permit for a Short-Term Rental which is listed or advertised on the internet website provided or maintained by a Hosting Platform, the Hosting Platform shall discontinue and remove the listing or advertisement within 10 calendar days from the transmittal date of the notification. The Hosting Platform thereafter shall not list or advertise the Short- Term Rental without written certification from the City that the required permit has been issued.
B. Information to Be Provided to Responsible Person. A Hosting Platform operating in the City shall provide the following information to any Person listing a Dwelling Unit through the Hosting Platform’s service:
1. Notice of the requirements listed in this chapter, including the requirement to obtain a license prior to any listing;
2. Notice of the transient occupancy tax requirements (Chapter 3.40 CMVC).
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Upon request by the City, a Hosting Platform shall provide documentation to the City demonstrating that the Hosting Platform provided the required notification. Hosting Platform’s failure to provide written notification shall not excuse any Person from complying with any local regulations.
C. TOT Collection Responsibilities. The Hosting Platform shall collect all required transient occupancy taxes (Chapter 3.40 CMVC) on accommodation transactions facilitated by the Hosting Platform and shall remit the taxes on a monthly basis to the City with the completion of a form approved by the City. A Hosting Platform collecting and remitting transient occupancy taxes under this section shall issue a receipt to each Responsible Person. The Hosting Platform shall separately state on the receipt the amount of the transient occupancy tax charged and maintain a duplicate of such receipt. A Hosting Platform shall maintain all documentation necessary to demonstrate that the proper amount of taxes have been remitted to the City for a period of four years after the date of remittance.
D. Information to Be Collected and Provided to City. Subject to applicable law, a Hosting Platform with listings located in the City shall provide to the City on a monthly basis, in a format specified by the City, the Short-Term Rental Permit number of each listing, the name of the Person responsible for each listing, the address of each such listing, and, for each booking that occurs within the reporting period, the number of days booked, whether the booking was for a Whole-Home Short-Term Rental or a Partial-Home Short-Term Rental, and the total price paid for each rental.
A Hosting Platform shall maintain, to the extent received from the Person responsible for the listing, the following information for each Dwelling Unit in the City for which the Hosting Platform provided a booking service for a period of four years from the date of the transaction:
1. The first and last name of the Person who offered the Short-Term Rental;
2. The exact street address of the Dwelling Unit, including any unit numbers;
3. The dates for which a Responsible Person procured occupancy of the Dwelling Unit using the booking service provided by the Hosting Platform, and the total number of room nights by reporting period by Owner;
4. The amount of gross receipts, including but not limited to Rent and transient occupancy tax, paid for each stay in a format required by the City; and
5. The City Short-Term Rental Permit number and the City Transient Occupancy Tax Certificate number associated with the Short-Term Rental.
A Hosting Platform shall deliver information set forth in this section to the City upon request. The City may apply auditing procedures necessary to determine the amount of taxes due to the City and to ensure compliance with this chapter.
E. Conformance to Law. The provisions of this section shall be interpreted in accordance with otherwise applicable state and federal law(s) and will not apply if determined by the City to be in violation of any such law(s). (Ord. 3514 § 1, 2021).
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