Ord. No. ORD-2021-011
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ORDINANCENO. ORD-2021-011
URGENCYORDINANCE OFTHE COUNCIL OFTHE CITY OFSANTA ROSA
AMENDING TITLE 20 OFTHE SANTA ROSACITY CODETO ADD SECTION20-48,
SHORT-TERM RENTALS, TO INCLUDE REGULATIONSAND OPERATIONAL STANDARDSFORSHORT-TERM RENTALS; FILE NUMBER: REZ21-004
WHEREAS, theCity of SantaRosadoesnot haveregulationsaddressingtheshort-term rentalof residentialpropertiesfor aperiodof lessthan30calendardays (short-termrentals) and it is estimatedthatmorethan350short-termrentalsarecurrentlyoperatingwithin thecity limits withoutregulationsor operationalstandards; and
WHEREAS, theCity of SantaRosadesiresto preservetheresidentialcharacteristicsof neighborhoodsthatenhancethequalityof life for ourresidents, protectpublic peace, welfare, health, andsafety, andpreservehousingstockfor residentialuse; and WHEREAS, it hasbeendocumentedthatcertainshort-termrentalactivitieshaveresulted in tensionbetweenowners/operatorsandneighbors, particularlyin theform of nuisance complaintsfiled by neighborsrelatedto impactsresultingfrom excessiveoccupancy, noise, parking, andin theform of public safetyandwelfarecomplaintsrelatedto wildfire risksand evacuationroutes; and
WHEREAS, publiccomplaintsaboutshort-termrentalactivitieshaveincreasedin frequencyandintensity, andresponseto complaintshasrequiredincreasedallocationof police, codeenforcement, andplanningstaffresources, without resolutionof issues, dueto thelackof regulatoryframeworkor fundingfor enforcement; and
WHEREAS, theongoingunregulatedshort-termrentalof residentialpropertiespresentsa currentandimmediatethreatto thepublicpeace, welfare, health, andsafety, requiringadoption of this urgencyordinanceto implementlocally appropriateperformancestandardsto regulatethe locationandoperationof short-termrentals, andunregulatedshort-termrentalshavethepotential to beinjuriousto therightsof neighboringpropertyownersby preventingthepeacefulandsafe enjoymentof theirproperty; and
WHEREAS, existingunregulatedshort-termrentalsarecreatinga publicsafetyhazardby impactingtheability of peopleto safelyevacuateneighborhoodsduringemergenciesdueto an excessivenumberof parkedcarsonnarrowstreetswhich limit emergencyaccessanda decreasedability to communicatewith andeducatetransientrentersaboutlocalemergenciesand evacuationplans; and
WHEREAS, beginningon theeveningof October8, 2017, andcontinuingfor days thereafter, theSonomaComplexFiresburnedover90,000acresin SonomaCounty, and damagedor destroyedmorethan3,000homesand100commercialstructureswithin the boundariesof theCity of SantaRosa; and
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WHEREAS, theSonomaComplexFiresclaimedthelives of 24 SonomaCounty residents, includingninefrom theCity of SantaRosa; andrequiredtheevacuationof tensof thousandsof City residents; and
WHEREAS, beginningon October23, 2019, andcontinuingfor daysthereafter, the KincadeFireburnedapproximately77,758acresin SonomaCountyandrequiredtheevacuation of approximately186,000SonomaCountyresidentsincludingapproximately60,000in theCity of SantaRosa; and
WHEREAS, beginningon September27, 2020, theShadyFire (now includedasa componentof thelargerGlassFire), burned67,494acresanddestroyed235SonomaCounty single-family residences, 34of which werewithin SantaRosacity limits, andrequiredthe evacuationof tensof thousandsof City residents; and
WHEREASon May 17, 2021, theCity of SantaRosaFireDepartmentdeclaredthestart of the2021wildfire seasonsignificantlyearlierthannormalfollowing severaldaysof RedFlag Warningconditionsjust outsidetheCity limits andin combinationwith localhot anddry weatheranddueto severedroughtconditionslocally andthroughoutthestate; and WHEREAStheCity of SantaRosais experiencingasevereandongoinghousingcrisis which hasbeenexacerbatedby thewildfire disastersof recentyears; and WHEREAS, in 2018, 2019, 2020, and2021theCounciladoptedpolicy priorities, which includedahousingfor all strategywithin Tier 1, reaffirmingtheCouncil’s housinggoals; and WHEREAS, onMarch3, 2020, theCounciladoptedOrdinanceNo. ORD-2020-003, amendingTitle 20of theCity Codeto prohibit theuseof AccessoryDwelling Units (ADUs) and JuniorAccessoryDwelling Units (JADUs) asshort-termrentalsto safeguardtheseunitsaslong- termresidentialuses; and
WHEREAS, theconversionof housingunitsto shorttermrentalsreducesthesupplyof housingavailableto servelong-termresidents, whichincreaseshousingcostsfor bothrenters andbuyers; andthereareanestimated350short-termrentalsoperatingwith no regulationsto reduceimpactsto theCity’s limited housingstock; and
WHEREAS, theOctober2, 2020onlineeditionof MarketingScience (Vol. 40, No. 1) foundthatthenumberof Airbnb listingsin a zip codewasassociatedwith increasesin property pricesandrentalrates; and
WHEREAS, unregulatedoccupanciesof short-termrentalsandassociatedgatheringsand eventsattheselocationscancontributeto increasedcasesof COVID-19 infections; and Ord. No. ORD-2021-011
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WHEREAS, onMarch3, 2020, by ResolutionRES-2020-035, andasextendedby ResolutionsRES-2020-056; RES-2020-085; RES-2020-120; RES-2020-153; RES-2020-184; RES-2021-011; RES-2021-034; RES-2021- 068; RES-2021-104; andRES-2021-143, the Councilof theCity of SantaRosaratifiedtheProclamationof theExistenceof aLocal Emergencydueto thethreatto communityhealthposedby theintroductionof COVID-19 in SonomaCountythatwasissuedby theCity Manager, actingin his capacityasDirectorof EmergencyServices; and
WHEREASon March4, 2020, GovernorGavinNewsomdeclareda statewideStateof Emergencyrelatedto theCOVID-19 pandemic; and
WHEREAS, COVID-19 continuesto causesignificantimpactsto City andcommunity operations, includingmedicalandpublic healthsystemsandfacilities, public safetyand emergencyservices, public infrastructureandprograms, thelocaleconomy, andthecommunity's well-being; and
WHEREAS, onAugust10, 2021, andonSeptember14, 2021, theEconomic DevelopmentSubcommitteeof theCity of SantaRosa, basedonpublic testimonyanddata presented, directedstaffto takeimmediateactionto preservethepublicpeace, welfare, health, andsafetyby regulatingshort-termrentaloperationsto addresscommunitycompatibility, public safetythreatsdueto wildfires andotherpotentialemergenciesrequiringevacuation, limited housingstock, andtheCOVID-19 pandemic; and
WHEREAS, it is urgenttheCity adoptregulationsin orderto minimize (i) theadverse impactsshort-termrentalsmayhaveonsurroundingresidentialpropertiesandtheCity’s limited enforcementresources, (ii) publichealthandsafetyissuesrelatedto wildfires, and (iii) dense socialgatheringsthatposeathreatof COVID-19transmission; asa result, theCity desiresto establish, on anurgencybasis, anordinanceto provideregulationsandperformancestandardsto limit andallow for enforcementof short-termrentals; and WHEREAS, regulationof short-termrentalactivity, includingcodificationof operational standards, wouldreducedocumentednuisanceandresourceimpactsof theseactivities; and WHEREAS, thereis a currentandimmediateneedto regulateshort-termrental operationswithin theCity limits; and
WHEREAS, Section8 of theSantaRosaCity CharterallowstheCity Councilto adoptan urgencymeasureto takeeffectimmediatelyuponits adoptionfor preservingthepublic peace, health, or safetyif suchordinancecontainsthereasonsfor its urgencyandif passedby a five- seventhsvoteof theCity Council; and
WHEREAS, asprovidedherein, theordinanceshallbein effectimmediatelyuponits adoption; and
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WHEREAS, theCouncilof theCity of SantaRosahasbeenprovidedwith information uponwhichthefindingsandactionssetforth in this ordinancearebased, allowing theCouncilto adoptthis urgencyordinanceto beeffectiveuponadoption; and WHEREAS, for thereasonssetforth above, this ordinanceis declaredby theCouncilof theCity of SantaRosato benecessaryfor preservingthepublicpeace, welfare, health, or safety andto avoidacurrent, immediateimpactto thepeace, health, safetyor welfareof thecommunity andtherecitalsabovetakentogetherconstitutetheCouncil’s statementsof thereasonsfor adoptingthis Ordinanceon anurgencybasis.
THE PEOPLEOFTHE CITY OFSANTA ROSADO ENACT AS FOLLOWS:
Section1. TheCouncilof theCity of SantaRosafinds, basedon evidenceandrecords presented, thatamendingTitle 20 (Zoning) of theSantaRosaCity Code, asfollows, is required to protectthepeace, health, safety, or welfareof thecommunityby providinga regulatory frameworkfor short-termrentalsandthattheseamendmentsarein supportof theCity’s General Plan, andtheCouncilfurtherfindsanddeterminesthat:
A. Theproposedamendmentsareconsistentwith thegoalsandpoliciesof theSantaRosa GeneralPlan, andall applicableSpecificPlansin thattheamendmentsfurtherenforce existingpoliciesrelatedto economicvitality, policeservices, fire protection, disaster preparedness, noise, andresiliency. Theproposaldoesnot allow densitybeyondwhatis currentlyallowedandrequiresconsistencywith theZoningCode; and B. Theproposedamendmentswouldnot bedetrimentalto thepublic interest, health, safety, convenience, or welfareof theCity in thattheseregulationsstriveto improveand enhancepublic safetyby providinga meansto ensurethatshort-termrentalsare operatingin accordancewith standardsandarecompatiblewith theneighborhoodsin which theyarelocated; and
C. Theproposedamendmentsareinternallyconsistentwith otherapplicableprovisionsof this ZoningCode, in thattheamendmentswill providedefinitionsandstandardsfor short-termrentals; and
D. Theadoptionof this ordinanceis notsubjectto theCaliforniaEnvironmentalQualityAct CEQA) underCEQA GuidelinesSections15060 (c)(2) and15060 (c)(3) becausethe activity will not resultin a director reasonablyforeseeableindirectphysicalchangein the environment, andbecauseit is nota projectasdefinedin CEQA GuidelinesSection 15378, asit hasnopotentialfor resultingin physicalchangeto theenvironment, directly or indirectly. Additionally, or alternatively, theOrdinanceis exemptfrom CEQA under CEQA GuidelinesSection15061(b)(3) becauseit canbeseenwith certaintythatthereis no possibilitythatthisOrdinanceor its implementationwouldhaveasignificanteffecton theenvironment.
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Section2. AmendTitle 20of theSantaRosaMunicipalCodeto adda newChapter20-48, Short-TermRentals, to readandprovideasfollows:
Chapter 20- 48
SHORT-TERM RENTALS
20-48.010Purpose.
Thepurposeof this Chapteris to providearegulatoryframeworkfor short-termrentalsin order to establishoperatingstandardssothatshort-termrentalactivitiesdo notbecomea nuisanceto, or threatenthepublicpeace, welfare, health, or safetyof neighboringproperties; to preservethe City’s limited housingstock; to retaintheresidentialcharacteristicsof neighborhoods; andto facilitatethecollectionof TransientOccupancyTaxes (TOT) andBusinessImprovementArea BIA) assessments.
20-48.020Application of this Chapter.
This Chapterappliesto all short-termrentalusesasdefinedhereinbutis not intendedto regulate hotels, motels, inns, thehomeexchangeof a dwelling unit (asdefinedby Subsection20-48.030), or otherrentalarrangementsincluding, but notlimited to, communitycarefacilities, lodging houses, roominghouses, supportivehousing, or transitionalhousing. 20-48.030Definitions.
Termsthatarenot definedin this chaptershallhavethemeaningsascribedto themin Chapter 20-70of theSantaRosaCity Code. Thefollowing wordsandphrasesshallhavethemeaningsset forth belowwhenusedin this chapterunlessthecontextplainly requiresotherwise:
A. Agent. A person, authorizedin writing by thepropertyownerto complywith the requirementsof this ordinance, including, without limitation, thefiling of anapplication for aShort-TermRentalPermitthathasbeensignedby theowner, themanagementof the short-termrental, andthecompliancewith theconditionsof thepermit.
B. Bonfire. A recreationalfire thatis greaterthanthree (3) feetin diameterandtwo (2) feet in height. Bonfiresrequirea permitissuedby theSantaRosaFireDepartment.
C. DaytimeGuests. Guestswhovisit theshort-termrentalbetweenthedaytimeguesthours of 8:00a.m. and9:00p.m. butwho arenotincludedin themaximumnumberof short- termrenters.
D. Dwelling Unit. A singleunit providingcompleteindependentliving facilities for oneor morepersons, includingpermanentprovisionsfor living, sleeping, eating, cooking, and sanitation.
E. EnforcementOfficial. TheCity Manager, thePlanningDirector, thePoliceChief, theFire Marshal, theBuilding Official, or oneor moreof their respectivedesignees.
F. GuestHouse. A detachedstructureaccessoryto a single-family dwelling, accommodating living/sleepingquarters, but withoutkitchenor cookingfacilities. A guesthousedoesnot Ord. No. ORD-2021-011
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constituteanindependenthousekeepingunit, occupiedby or intendedfor onehousehold, on along-termbasis.
G. HomeExchange. A typeof accommodationin a legaldwellingunit in which two or more partiesagreeto offer exclusiveuseof eachother’s homesfor living andsleeping purposesfor a setperiodof time wherebytheagreementinvolvestheexchangeof homes andmayincludeuseof thevehiclesassociatedwith thosehomes, with noadditional monetaryexchangeor otherconsiderationexchangedbetweentheparties. Also knownas homeswapping.
H. Host. A naturalpersonor personswhois/aretheownerof recordof residentialreal property, asdocumentedby a deedor othersuchevidenceof ownership, who offerstheir residence, or aportionthereof, asa short-termrental. Hostincludesapersonalor family trustconsistingsolelyof naturalpersonsandthetrusteesof suchtrustbut doesnot includeresidencesor condominiumsownedasa timeshare, limited liability partnershipor corporation, fractionalownershipof six or moreinterests, or abusinessentity. Hostis synonymouswith OwnerandOperator.
I. HostedShort-TermRental. A short-termrentalwherethehostlivesandsleepsin the dwellingunit or lives andsleepsin anotherlegaldwelling unit on thesameparcel throughouttheshort-termrentalperiod. Hostedshort-termrentalsshallbeallowedonly in theproperty’s primaryresidence.
J. HostingPlatform. A businessor personthatprovidesameansthroughwhicha hostmay offer a dwellingunit, or portionthereof, for short-termrental. A hostingplatform includes, but is notlimited to, aninternet-basedplatformthatallowsahostto advertise andpotentiallyarrangefor temporaryoccupationof thedwellingunit, or portionthereof, throughapublicly searchablewebsite, whethertheshort-termrenterpaysrentdirectlyto thehostor to thehostingplatform.
K. LocalContact. A naturalperson, whethertheowneror agentof theowner, whois availabletwenty-four hoursperday, sevendaysperweek, for thepurposeof responding within thirty (30) minutesto complaintsregardingthecondition, operation, or conductof theshort-termrentalor its occupants, andfor takinganyremedialactionnecessaryto resolvesuchcomplaints, includingvisiting theshort-termrental, if necessary, within 45 minutesafterinitial complaint.
L. New Operator. A short-termrentalownerwhohasnotregisteredon or beforeOctober27, 2021to paytheCity’s TransientOccupancyTax (TOT) andSantaRosaTourism BusinessImprovementArea (BIA) assessments.
M. Non-HostedShort-TermRental. A short-termrentalwherethehostdoesnot live and sleepin thedwelling unit throughouttheshort-termrentalperiod.
N. Operator. A naturalpersonor personswhois/aretheownerof recordof residentialreal property, asdocumentedby a deedor othersuchevidenceof ownership, who offerstheir residence, or aportionthereof, asa short-termrental. Operatorincludesapersonalor Ord. No. ORD-2021-011
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family trustconsistingsolelyof naturalpersonsandthetrusteesof suchtrustbutdoesnot includeresidencesor condominiumsownedasatimeshare, limited liability partnershipor corporation, fractionalownershipof six or moreinterests, or a businessentity. Operatoris synonymouswith HostandOwner.
O. Operatorin GoodStanding. A short-termrentaloperatorwhohasregisteredonor before October27, 2021to paytheCity’s TransientOccupancyTax (TOT) andSantaRosa TourismBusinessImprovementArea (BIA) assessmentsandfor thoseoperatorswho werenot registeredfor TOT andBIA assessmentsbeforeOctober7, 2021, hasprovided proof of prior operationof theshort-termrentalduring2021.
P. Owner. A naturalpersonor personswho is/aretheownerof recordof residentialreal property, asdocumentedby a deedor othersuchevidenceof ownership, who offerstheir residence, or aportionthereof, asa short-termrental. Ownerincludesa personalor family trustconsistingsolelyof naturalpersonsandthetrusteesof suchtrustbutdoesnot includeresidencesor condominiumsownedasatimeshare, limited liability partnershipor corporation, fractionalownershipof six or moreinterests, or a businessentity. Owneris synonymouswith HostandOperator.
Q. PortableOutdoorFireplace. A portable, outdoor, solid-fuel-burningfireplacethatmaybe constructedof steel, concrete, clay, or othernoncombustiblematerial. A portableoutdoor fireplacemaybeopenin designor maybeequippedwith asmallhearthopeninganda shortchimneyor chimneyopeningin thetop.
R. RecreationalFire. A fire wherethefuel beingburnedis not containedin anincinerator, outdoorfireplace, portableoutdoorfireplace, barbequegrill, or barbequepit andwhere thetotal burningfuel areais three (3) feetor lessin diameterandtwo (2) feetor lessin height. Recreationalfiresmaybeusedfor pleasure, religious, ceremonial, cooking, warmth, or similar purpose. For recreationalfires thatexceedtotal burningfuel areaof three (3) feetin diameterandtwo (2) feetin heightseeBonfiredefinition.
S. Short-TermRental. A dwelling unit, or anyportionthereof, utilized for residing, lodging, or sleepingpurposesfor lessthan30consecutivecalendardays, countingportionsof days asfull calendardays. Short-termrentalsmaybehostedor non-hosted. Thetermshort- termrentalis synonymouswith vacationrentalandtransientuse.
T. Short-TermRentalPermitApplicationFee. Thefeeassessedfor a StandardTemporary ConditionalUsePermit, assetforth in theCity of SantaRosaFeeSchedule.
U. Short-TermRenter. A personwhoexercisesoccupancyor is entitledto occupancyby reasonof concession, permit, right of access, contract, license, or otheragreementfor a periodof lessthan30 consecutivecalendardays, countingportionsof calendardaysas full calendardays. Short-termrentersalsoincludeall personswhooccupytheshort-term rentalincludingduringtheovernighthoursof 9 p.m. to 8 a.m. Daytimeguestsasdefined hereinarenotconsideredshort-termrenters.
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20- 48.040Short-Term Rental Permit Requirements.
It shallbeunlawful for anypersonto rent, offer, or advertisefor rentashort-termrentalwithin theCity withouta previouslyissuedandeffectiveShort-TermRentalPermit, exceptasotherwise setforth in SectionB(1)(a) below, for eachseparateaddressat whicha short-termrentalwould occur. A Short-TermRentalPermitmayonly beissuedto anOwnerandonly for a dwellingunit ata fixed locationandaddress. AccessoryDwelling Units andJuniorAccessoryDwelling Units areprohibitedfrom useasshort-termrentalspursuantto Section20-42.130, AccessoryDwelling Units.
A. PermitRequired.
1. HostedShort-TermRental. Hostedshort-termrentalsareallowedwith a Short-Term RentalPermitin all City zoningdistricts.
2. Non-hostedshort-termrentalsareallowedwith a Short-TermRentalPermitin the CoreMixed Use (CMU), StationMixed Use (SMU), MakerMixed Use (MMU), and NeighborhoodMixed Use (NMU), RuralResidential (RR), SingleFamilyDwelling R-1), ResidentialPlannedDevelopment (PD) wherenot explicitly prohibited, MediumDensityMulti-FamilyResidential (R-2), Multi-FamilyResidential (R-3), TransitVillage Residential (TV-R), Office Commercial (CO), Neighborhood Commercial (CN), CommunityShoppingCenter (CSC), GeneralCommercial (CG), andTransitVillage-Mixed (TVM) zoningdistricts. Non-hostedshort-termrentalsare prohibitedin all otherzoningdistricts.
B. Applicationsubmittal.
1. Operatorsin GoodStanding. Operatorsin GoodStandingshallsubmitaShort-Term RentalPermitApplicationfor existingShort-TermRentalsaccompaniedby theShort- TermRentalPermitApplicationFeeto PlanningandEconomicDevelopmentwithin 51daysof theeffectivedateof this Ordinance, by December3, 2021. a. Operatorsin GoodStandingmaycontinueto rent, offer, or advertisean existingshort-termrentalatthelocationspecifiedin theShort-TermRental Permitapplicationwhile obtainingrequiredCity approvals, exceptas specifiedin subsection (b) below. All advertisementsshallincludethe TransientOccupancyTax accountnumberassignedby theFinance Departmentuntil theShort-TermRentalPermithasbeenapproved. b. If theShort-TermRentalPermitApplicationis denied, theOperatoris no longerconsideredanOperatorin GoodStandingandshallimmediatelycease renting, offering, or advertisingtheshort-termrental.
2. New operators.
a. New Operatorsmaynot applyfor a newShort-TermRentalPermituntil after December3, 2021.
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b. New Operatorsshallobtaina Short-TermRentalPermitprior to renting, offering, or advertisinga short-termrental.
3. NewNon-HostedShort-TermRentals. After December3, 2021, nonon-hostedshort- termrentalsmaybeproposedwithin 1,000feetfrom thepropertyline of another existingor proposednon-hostedshort-termrental.
C. Applicationrequirements. An applicationfor a Short-TermRentalPermitshallbefiled in compliancewith Chapter20-50, PermitApplicationFiling andProcessingandshallbe accompaniedby theappropriateShortTermRentalPermitApplicationFee. The applicationshallincludeall informationandmaterialsrequiredby theShort-TermRental Permitapplicationandshallclearlyindicatethefollowing:
1. Thename, address, andtelephonenumberof theOwnerandtheLocal Contact, if not theOwner;
2. A siteplanincludingthelocationanddimensionsof all dedicatedoff-streetparking andon-streetparkingavailablefor theshort-termrentaluse;
3. A floor planshowingthedimensionsof bedrooms, andthelocationsof smokealarms, carbonmonoxidealarmsandfire extinguisher(s);
4. Thetotaloccupancyallowedpursuantto Section20-48.060(B-D); and
5. SuchotherinformationasthePlanningDirectoror EnforcementOfficial deems reasonablynecessaryto administerthis Chapter.
D. Durationof Short-TermRentalPermit. A Short-TermRentalPermitshallbevalid for a periodof nomorethanoneyearfrom dateof approval.
E. AnnualRequirement. A newShort-TermRentalPermitapplicationshallberequired annually. Theownershallsubmitsuchinformationconcerningtheshort-termrental activity asmayberequiredto enabletheTax Collectorto verify theamountof Transient OccupancyTaxandBusinessImprovementAreaassessmentpaidpursuantto Section20-
48.050andshallreportanyviolationsand/or theassessmentandpaymentof any penaltiesduringtheprior year.
F. Extensionof Short-TermRentalPermitis prohibited.
G. Transferability. A Short-TermRentalPermitis non-transferrable. If apropertywith an approvedShort-TermRentalPermitis soldor transferredto anyotherperson, anew Short-TermRentalPermitshallberequired.
H. Denial. Uponreceiptof anapplicationfor a Short-TermRentalPermit, theShort-Term RentalPermitmaybedeniedif:
1. Theapplicationis incomplete; or
2. Theapplicationis not consistentwith therequirementsof this Chapter; or Ord. No. ORD-2021-011
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3. Theappropriateapplicationfeehasnot beenreceived; or
4. Theapplicationcontainsa falseor misleadingstatementor omissionof amaterial fact; or
5. Theapplicationseeksauthorizationat anaddresswhereaShort-TermRentalPermit hasbeensuspended, revoked, or is subjectto suspensionor revocationproceedings for violationof anyof theprovisionsof this Chapter.
I. Appeals. Theproceduresrelatedto appealsandrevocationin Division 6 (ZoningCode Administration) shallapplyfollowing issuanceor denialof a Short-TermRentalPermit. 20-48.050Registration Requirements.
A. TransientOccupancyTax.
Pursuantto City CodeChapter3-28, TransientOccupancyTaxeachshort-termrental shallberegisteredwith theTaxCollectorandobtaina TransientOccupancyTax (TOT) accountnumber. Theownermustmaintainrecordsof paidTransientOccupancyTaxfor threeyearsandproducethemuponrequest.
B. SantaRosaTourismBusinessImprovementAreaAssessment.
Pursuantto City CodeChapter6-56, Article IV, SantaRosaTourismBusiness ImprovementArea, eachshort-termrentalis responsibleto payBusinessImprovement Areaassessments.
20- 48.060OccupancyStandardsand Parking Requirements.
A. Compliancewith Other Codesand Laws. At thetimeof issuanceof a Short-Term RentalPermitandthereafter, theshort-termrentalshallbein compliancewith the CaliforniaFireCode, CaliforniaBuilding Code, InternationalPropertyMaintenance Code, theNationalFireProtectionAssociationStandardsor regulations, andanyother applicablelawsandcodes.
B. OccupancyLimits. Themaximumoccupancyallowedin a short-termrentalshallnot exceedtwo (2) short-termrentersperbedroomandshallnot exceed10 total short-term renters, includingchildrenovertheageof three. Theownershallnotallow theshort-term rentalto beusedfor anygatheringthatexceedsthemaximumnumberof short-term rentersandallowabledaytimeguests, or if theminimumparkingrequirementsspecified in Section20-48.060(D) cannotbemet.
C. Daytime guests. In additionto themaximumnumberof short-termrentersallowed pursuantto 20-48.060(B), daytimeguestsshallbeallowedto visit thepropertyat any time betweenthedaytimeguesthoursof 8 a.m. to 9 p.m. Themaximumnumberof daytimeguestsshallbeequalto one-half of themaximumnumberof short-termrenters allowedattheShort-TermRental (e.g., if themaximumnumberof short-termrentersis 10, thenfive (5) daytimeguestsareallowedfor atotal occupancyto not exceed15people duringdaytimeguesthours).
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D. Parking Requirements. Notwithstandingthemaximumoccupanciesallowedpursuantto Sections20-48.060(B), themaximumoccupancyof a short-termresidentialunit shallnot exceedtheoccupancysupportedby theminimumparkingspacesasrequiredbelow, exceptfor short-termrentalslocatedin CMU, SMU, MMU, andNMU zoningdistricts wheremaximumoccupanciesshallbedeterminedby Sections20-48.060(B) exclusively:
1. Eachshort-termrentalshallprovideone (1) off-streetparkingspaceperbedroom.
2. Wherelegalon-streetparkingis available, one (1) on-streetparkingspacemaycount towardtheminimumnumberof parkingspacesrequired.
3. If agarageor drivewayis usedto meettheparkingrequirement, thegarageor drivewaymustbeavailableto theshort-termrenterfor thatpurpose.
4. Parkingshallnot belocatedin arequiredfront or streetsidesetbackexceptwhen locatedona driveway.
5. Parkingshallnot encroachinto theroadwayor obstructemergencylaneaccessor travel. Thisincludesdrivewayswherefire departmentaccessis requiredto come within 150 feetfrom thefurthestpointof thestructurefor firefighting purposes. 20-48.070Operational Standards.
Eachowner, agent, andshort-termrenteror guestof ashort-termrentalshallcomplywith all operationalrequirementsandstandardconditionsestablishedby this section.
A. NoiseLimits. Short-termrentersanddaytimeguestsshallcomplywith all requirements of SantaRosaMunicipal CodeSectionChapter17-16NOISE, with thefollowing exceptionandaddition:
1. Quiethoursshallbeenforcedfrom 9:00p.m. to 8:00 a.m.
2. Outdooramplifiedsoundshallnot beallowedatanytime associatedwith a short- termrental.
B. Life, SafetyRequirements.
1. Eachshort-termrentalshallbeequippedwith landlinetelephoneservice (POTS) or VoIP line with batterybackupfor thehandsetif a POTSisn’t available. ThePOTSor VoIP shallberegisteredto receiveSoCoAlertor themostcurrentopt in form of Reverse911.”
2. All videosurveillance, or anymechanismthatcanbeusedto captureor transmit audio, video, or still imageson site, shallbedisclosedto short-termrenters.
3. Eachshort-termrentalshallhavea City of SantaRosaevacuationchecklistanda Know Your Alerts flyer postedin a visible location. Thechecklistandflyer shallbe accompaniedwith theKnow Your Waysoutmapthatis reflectiveof theappropriate neighborhoodthattheshort-termrentalis locatedin. Theevacuationzonefor the Ord. No. ORD-2021-011
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locationof theshort-termrentalshallbeclearlyidentifiedandprovidedwith the abovelisteddocuments.
4. Recreationalfires, firepits, outdoorfireplaces, barbeques/grills, andothersimilar itemsarepermittedwith thefollowing restrictions:
a. Portablefirepitsandoutdoorfireplacesshallnotbelocatedon combustible vegetationincludingbut notlimited to grass, bark, andcombustiblemulches.
Recreationalfires, firepitsandoutdoorfireplaces, whetherfixed or portable, shallbefueledby naturalgaspropaneonly duringtheSantaRosaFire Departmentdeclaredwildfire season.
b. Woodfueledor othercombustiblesolid fuel burningwhichmaybepermitted duringperiodsoutsideof thedeclaredwildfire seasonmustmeetthefollowing restrictions.
i. Beconductedin anapprovedfire containeror appliancewith asolid metalbottom, screenedsides, anda solid metallid; or in anoutdoor fireplacewith screenedfront andsparkarrestor; or in anothersafe, purpose-built fire applianceconstructedof stucco, metal, brick, or non- combustiblesidesincludinga mandatoryscreenedtopto contain embersandsparks; and
ii. Theremustbea gardenhoseand/or shovelwith sand/dirt presentfor extinguishment; and
iii. Must bemonitoredby aresponsibleadult.
c. Firepitsshallhavesidesatleast12-incheshighthatcompletelyencirclethe fire container.
d. Recreationalfiresshallnot belocatedwithin 10feetof anystructureor combustiblematerial.
e. Portableoutdoorfireplacesshallnot belocateddirectlyon awooddeckor othercombustiblesurface. A noncombustiblestandmaybeusedto create separation.
f. Bonfiresmustbelocatedat least50feetfrom a structureor propertyline. g. All firesmustbeextinguishedassoonasno longerin use.
h. All formsof openflameareprohibitedwhenaBay AreaAir Quality ManagementDistrict SparetheAir alertis in effect, or whena National WeatherServiceRedFlagWarningis in effectfor thegeographicalarea wheretheshort-termrentalis locatedexceptwhenusedfor cookingandin conformancewith Section20-48.060(E)(3)(a-g).
C. Events. Eventsincludingbutnot limited to weddings, receptions, andcorporateevents areprohibited.
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D. Advertising and Listing Requirements. Advertisingmayonly beconductedfor short- termrentalsoperatingunderavalid Short-TermRentalPermit, exceptfor operatorsin goodstandingasdefinedin Section20-48.030(O) who maycontinueto advertiseand operateashort-termrentalwhile awaitingCity approvalssolong asin compliancewith Section20-48.040(B)(1)(a&b). All advertisements, flyers, internetlistings, or other methodsof offering theshort-termrentalshallincludethefollowing:
1. Maximumshort-termrenters;
2. Maximumdaytimeguests;
3. Numberof dedicatedoff-streetandon-streetparkingspacesavailablefor useby short-termrenters;
4. Notificationthatquiethoursmustbeobservedbetween9:00p.m. and8:00 a.m.;
5. Notificationthatnooutdooramplifiedsoundis allowed; and
6. TheShort-TermRentalPermitnumberfor thepropertyexceptthatoperatorsin good standing, pursuantto Section20-48.060(B)(1)(a&b), shallusetheTransient OccupancyTaxaccountnumberuntil theShort-TermRentalPermitis approved.
E. Postingand Neighbor Notification of Permit and Standards.
1. A copyof this ChapterandtheShort-TermRentalPermitlisting all applicable standardsandlimits shallbepostedwithin theshort-termrental. Theownershallpost thesestandardsandlimits in a prominentplacewithin six (6) feetof thefront doorof theshort-termrentalandshallincludethemaspartof all rentalagreements.
2. Uponpermitapproval, theCity will providemailednoticeof permitissuance, local contactinformation, andcertainshort-termrentalregulationsto propertyownersand tenantswithin 600-feetof theshort-termrentalunit.
F. Accessibility. Theshort-termrentalunit shallbemadeavailableby theowner, agent, or localcontactfor inspectionby codeenforcement, building, police, or fire personnelby requestat anytime.
20-48.080Enforcement.
ThisSectioncontainstheenforcementprocessassetforth below. However, this processdoesnot precludeothermeansof enforcementincludingbut notlimited to thatwhichis providedby City CodeSection(s) 1-28, Violations – Penaltyand20-54.100(B)(1), PermitRevocationor Modification, LandUsePermits, or asallowedby Statelaw. A violation of anyof the requirementsof this Chapter, or anyotherChapterof theCity’s MunicipalCode, or anylocal, State, or Federallawsshallsubjecttheshort-termrentalownerto enforcementactionagainstthe Short-TermRentalPermit, up to andincludingrevocation. Policereports, fire department incidentreports, onlinesearches, citations, or neighbordocumentationconsistingof photos, soundrecordingsandvideomayconstituteproofof aviolation.
Ord. No. ORD-2021-011
Page14 of 15
A. Initial Complaint Procedure. Initial short-termrentalcomplaintsshallbedirectedto the local contactasidentifiedin theShort-TermRentalPermitapplication. Thelocalcontact shallbeavailableby phone24hoursperday, sevendaysperweek, duringall timeswhen thepropertyis rented. Shouldaproblemariseandbereportedto thelocalcontact, the local contactshallberesponsiblefor contactingtheshort-termrenterto correctthe problemwithin 30minutes, includingvisiting thesite, if necessary, to ensurethatthe issuehasbeencorrectedwithin 45minutes. It is not intendedthatthelocal contactplace themselvesin anat-risk situationto complywith thisrequirement.
B. Penalties. Violationsof anyprovisionsof this Chapter, or anyotherChapterof theCity’s MunicipalCode, shallresultin theassessmentof enforcementpenaltiesto theshort-term rentalownerin theamountslistedin Table48.1. A Short-TermRentalPermitthathas beenrevokedfor anyreasonmaynotbereappliedfor within 12 monthsof thedateof revocation.
TABLE 48.1 ENFORCEMENT PENALTIES
EnforcementPenalties
First Violation SecondViolation within one
year
Third Violation within one
year
500.00 andeducation $ 1,000.00 $ 2,000andrevocationof
Short-TermRentalPermit.”
Section3. EnvironmentalDetermination. TheCouncilfinds thatadoptionof this Ordinanceis not subjectto theCaliforniaEnvironmentalQuality Act (CEQA) pursuantto CEQA GuidelinesSections15060(c)(2) and15060(c)(3), becausetheactivity will not resultin adirect or reasonablyforeseeableindirectphysicalchangein theenvironment, andbecauseit is not a projectasdefinedin CEQA GuidelinesSection15378, asit hasno potentialfor resultingin physicalchangeto theenvironment, directlyor indirectly. Additionally, or alternatively, the Ordinanceis exemptfrom underCEQA GuidelinesSection15061(b)(3) becauseit canbeseen with certaintythatthereis nopossibilitythatthis Ordinanceor its implementationwouldhavea significanteffectontheenvironment.
Section4. Severability. If anysection, subsection, sentence, clause, phrase, or wordof this Ordinanceis for anyreasonheldto beinvalid and/or unconstitutionalby acourtof competentjurisdiction, suchdecisionshallnotaffectthevalidity of theremainingportionsof this ordinance.
Ord. No. ORD-2021-011
Page15 of 15
Section5. EffectiveDate. ThisOrdinanceshalltakeeffectimmediatelyuponits adoption.
IN COUNCIL DULY PASSEDAND ADOPTEDthis 12thdayof October2021.
AYES: ( 6) MayorC. Rogers, CouncilMembersAlvarez, Fleming, Sawyer, Schwedhelm, Tibbetts
NOES: ( 0)
ABSENT: ( 1) Vice Mayor N. Rogers
ABSTAIN: ( 0)
ATTEST: _________________________ APPROVED: ______________________________ City Clerk Mayor
APPROVEDAS TO FORM: _______________________
City Attorney
Chris Rogers ( Oct 14, 2021 15: 53 PDT)
ORD-2021-011 (CityCouncil10/12/2021)
Final Audit Report 2021- 10-14
Created: 2021-10-14
By: Gretchen Emmert ([email protected])
Status: Signed
Transaction ID: CBJCHBCAABAANVwTiUf1Fmu8OdT5a6_82ig6VdEf7fiE ORD-2021-011 (City Council10/12/2021)" History
Documentcreatedby GretchenEmmert ([email protected])
2021-10-14 - 10:01:27 PM GMT- IP address: 12.249.238.210 Documentemailedto SueGallagher ([email protected]) for signature 2021-10-14 - 10:01:55 PM GMT
Email viewed by Sue Gallagher ([email protected])
2021-10-14 - 10:02:46 PM GMT- IP address: 12.249.238.210 Documente-signedby SueGallagher ([email protected]) Signature Date: 2021-10-14 - 10:03:50 PM GMT - Time Source: server- IP address: 12.249.238.210 Documentemailedto ChrisRogers ([email protected]) for signature 2021-10-14 - 10:03:52 PM GMT
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2021-10-14 - 10:54:17 PM GMT- IP address: 12.249.238.210 Document e-signed by Stephanie Williams ([email protected]) Signature Date: 2021-10-14 - 10:54:34 PM GMT - Time Source: server- IP address: 12.249.238.210 Agreementcompleted.
2021-10-14 - 10:54:34 PM GMT
City of
Santa Rosa
CERTIFICATION
SANTA ROSA CITY COUNCIL
URGENCY ORDINANCE NO. ORD- 2021- 011
STATE OF CALIFORNIA )
COUNTY OF SONOMA ) ss.
CITY OF SANTA ROSA )
I, STEPHANIE A. WILLIAMS, City Clerk of the City of Santa Rosa, California, do hereby certify that the foregoing urgency ordinance, published and posted in compliance with State law Government Code 40806 and Santa Rosa City Charter Section 8, was duly adopted on October 12, 2021, by the City Council of Santa Rosa at a regular meeting of said Council on said date.
AA
Stephanie A. Williams, City Clerk =
City of Santa Rosa, California