Ord. No. ORD-2022-008
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ORDINANCENO. ORD-2022-008
AN URGENCYORDINANCE OFTHE COUNCIL OFTHE CITY OF SANTA ROSA AMENDING TITLE 20 OFTHE SANTA ROSACITY CODECHAPTER20-48, SHORT- TERM RENTALS, TO SETA MAXIMUM NUMBER OF198NON-HOSTEDSHORT-TERM
RENTAL PERMITSTO BE ISSUEDCITYWIDE AND TO CLARIFY THAT
ENFORCEMENTPENALTIESAPPLY TO PERMIT HOLDERSAND OPERATORSIN GOODSTANDING; FILE NUMBER: REZ22-002
WHEREAS, theCity of SantaRosa, despitehavingregulationsin placesincetheCity CounciladoptedOrdinanceNo. ORD-2021-011on anurgencybasison October13, 2021, has foundthatnon-hostedshort-termrentalactivitiesandcertainoperatorsin goodstanding, as definedby ZoningCodeSection20-48.030.O, generatea highvolumeof policeandcode enforcementcomplaintsrelatedto noise, occupancyandlargeevents, which areoverburdening City staffandcreatinga threatto publicpeace, welfare, healthandsafetydueto thehigh number of complaintsandresultingfrom documentedviolationsandlimited City resources; and WHEREAS, theCity of SantaRosadesiresto preservetheresidentialcharacteristicsof neighborhoodsthatenhancethequalityof life for ourresidents, protectpublicpeace, welfare, health, andsafety, andpreservehousingstockfor residentialuse; and WHEREAS, it hasbeendocumentedthatcertainnon-hostedshort-termrentalpermit holdersandoperatorsin goodstandingwith outstandingcodeviolationshaveresultedin tension betweenowners/operatorsandneighbors, particularlyin theform of nuisancecomplaintsfiled by neighborsrelatedto impactsresultingfrom excessiveoccupancy, noise, parking, andin theform of public safetyandwelfarecomplaintsrelatedto wildfire risksandevacuationroutes; and WHEREAS, publiccomplaintsaboutnon-hostedshort-termrentalactivitiesandcertain operatorsin goodstandinghaveincreasedin frequencyandintensitysincetheadoptionof OrdinanceNo. ORD-2021-011, andresponseto complaintshasrequiredincreasedallocationof police, fire, codeenforcement, andplanningstaffresources, withoutresolutionof issues, dueto limited City resourcesfor enforcement; and
WHEREAS, theongoingintakeof newnon-hostedshort-termrentalpermitapplications, aswell asthelack of clearenforcementlanguagefor operatorsin goodstandingthatviolate ZoningCodeChapter20-48, Short-TermRentals, presentsacurrentandimmediatethreatto the public peace, welfare, health, andsafety, requiringadoptionof this urgencyordinanceto limit thenumberof non-hostedshort-termrentalswithin theCity, andto provideadditional enforcementclarificationfor short-termrentaloperatorsdeemedasoperatorsin goodstanding, asdefinedby ZoningCodeSection20-48.030.O; and
WHEREAS, theongoingintakeof newnon-hostedshort-termrentalpermitapplications, aswell asalack of clearenforcementlanguagefor operatorsin goodstandingthatviolate ZoningCodeChapter20-48, Short-TermRentals, will havethepotentialto beinjuriousto the rightsof neighboringpropertyownersby preventingthepeacefulandsafeenjoymentof their property; and
Attachment 3
Ord. No. ORD-2022-008
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WHEREAS, certainexistingnon-hostedshort-termrentalsandoperatorsin good standingthatarein violationof theregulationssetforth in ZoningCodeChapter20-48, Short- TermRentals, arecreatinga publicsafetyhazardby impactingtheability of peopleto safely evacuateneighborhoodsduringemergenciesdueto anexcessivenumberof parkedcarson narrowstreetswhich limit emergencyaccessanddueto adecreasedability to communicatewith andeducatetransientrentersaboutlocalemergenciesandevacuationplans; and WHEREAS, limiting thenumberof non-hostedshort-termrentalsto 198will allow the City theability to processtheshort-termrentalpermitsthathavebeensubmittedin goodfaith sincetheadoptionof OrdinanceNo. ORD-2021-011onOctober13, 2021, andprior to the adoptionof this urgencyordinance, while prohibitingthesubmittalof newnon-hostedshort-term rentalpermitapplications, theprocessingof which would exacerbatethealreadylimited police, fire, codeenforcement, andplanningstaffresourcesandadverselyimpactpublichealth, welfare andsafety; and
WHEREAS, beginningon theeveningof October8, 2017, andcontinuingfor days thereafter, theSonomaComplexFiresburnedover90,000acresin SonomaCounty, and damagedor destroyedmorethan3,000homesand100commercialstructureswithin the boundariesof theCity of SantaRosa; and
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 June6, 2022, theCity of SantaRosaFireDepartmentdeclaredthestartof the2022wildfire seasondespitearoundof lateseasonrains, earlyfire activity andabove averagetemperaturesmadethedeclarationnecessary, anddueto severedroughtconditions locally andthroughoutthestate; and
WHEREAS, theCity of SantaRosais experiencingasevereandongoinghousingcrisis which hasbeenexacerbatedby thewildfire disastersof recentyears; and WHEREAS, in 2018, 2019, 2020, 2021, and2022, theCounciladoptedpolicy priorities, whichincludea housingfor all strategywithin Tier 1, reaffirmingtheCouncil’s housinggoals; and
Ord. No. ORD-2022-008
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WHEREAS, onDecember12, 2017, theCounciladoptedOrdinanceNo. ORD-2017-024, amendingTitle 20of theCity Codeto prohibit theuseof AccessoryDwelling Units (ADUs) completedafterJanuary11, 2018, andJuniorAccessoryDwelling Units (JADUs), asshort-term rentalsto safeguardtheseunitsaslong-termresidentialuses; and WHEREAS, theconversionof housingunitsto short-termrentalsreducesthesupplyof housingavailableto servepermanentresidents, which increaseshousingcostsfor bothrenters andbuyers; and
WHEREAS, asof July 1, 2022, a totalof 205 non-hostedshort-termrentalpermitshave beensubmittedto theCity sinceOctober13, 2021, with newapplicationssubmittedweekly, reducingtheavailability of long-termhousingfor permanentresidentswithin theCity; and WHEREAS, theOctober2, 2020, onlineeditionof MarketingScience (Vol. 40, No. 1) foundthatthenumberof Airbnb listingsin azip codewasassociatedwith increasesin property pricesandrentalrates; and
WHEREAS, continuedacceptanceof newnon-hostedshort-termrentalapplications beyondthosethathavebeensubmittedin goodfaith betweenOctober13, 2021andtheadoption of this urgencyordinance, withouttheability of City staffto timely addressexistingviolations, aswell astheinability to addressviolationsof operatorsin goodstandingin thesamewaythat violationsof newshort-termrentalpermitsareaddressed, andtheassociatedgatheringsand eventsat theseshort-termrentals, cancontributeto increasedcasesof COVID-19 infections; and 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-2021-035; RES-2021- 068; RES-2021-104; RES-2021-142; RES-2021- 169; RES-2021-216; RES-2022-020; RES-2022-039; RES-2022-060; andRES-2022-098, the Councilof theCity of SantaRosaratifiedtheProclamationof theExistenceof aLocal Emergencydueto thethreatto communityhealthposedby theintroductionof COVID-19 in SonomaCountythatwasissuedby theCity Manager, actingin theircapacityasDirectorof EmergencyServices; and
WHEREAS, onMarch4, 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, codeenforcementviolation trackingindicatesthatnon-hostedshort-term rentalsposethegreatestpotentialto beinjuriousto therightsof neighboringpropertyownersby preventingthepeacefulandsafeenjoymentof theirproperty; and Ord. No. ORD-2022-008
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WHEREAS, onOctober13, 2021, theCity CounciladoptedOrdinanceNo. ORD 2021-011on anurgencybasisaddingChapter20-48, (Short-TermRentals) to theZoning Codeto establisha regulatoryframeworkfor short-termrentalsto reducesafetyrisksduring wildfire events, preservehousingstockandtheresidentialcharacteristicsof neighborhoods, andpreventshort-termrentalactivitiesfrom becominga nuisanceto, or threateningthepublic health, welfare, or safetyof neighboringresidents. Chapter20-48 alsofacilitatesthecollection andpaymentof transientoccupancytax (TOT) andBusinessImprovementArea (BIA) assessments; and
WHEREAS, theincreasein volumeandintensityof violationsof adoptedshort-term rentalregulationsrelatedto non-hostedshort-termrentalsandcertainoperatorsin goodstanding presenta currentandimmediatethreatto thepublic peace, welfare, health, andsafety, requiring adoptionof this urgencyordinanceto seta maximumnumberof 198 non-hostedshort-term rentalpermitsto beissuedcitywide, allowingthosepermitssubmittedin goodfaith betweenthe adoptionof OrdinanceNo. 2021-011onOctober13, 2021andtheadoptionof this urgency ordinance, butprohibitingthesubmittalof newnon-hostedshort-termrentals, andclarifying the violationprocessfor operatorsin goodstanding; and
WHEREAS, thecurrentZoningCodeprovidesoperatorsin goodstanding, asdefinedin Section20-48.030.O, theopportunityto continueto rent, offer, or advertiseanexistingshort- termrentalatthelocationspecifiedin theshort-termrentalpermitapplicationwhile obtaining requiredCity approvals; and
WHEREAS, ZoningCodeSection20-48.080includesa three-stepviolation processthat imposesa $500penaltyfor a first violation, a $1,000penaltyfor asecondviolation, anda $2,000 penaltyandrevocationof theshort-termrentalpermitfor athird violation of short-termrental regulationswithin oneyear. Further, Table48.1 specifiesthatthepenaltiesandpermitrevocation applyto short-termrentalpermitholders; and
WHEREAS, this urgencyordinancewill clarify thatthethree-stepviolationprocess appliesto operatorsin goodstandingaswell asshort-termrentalpermitholders; and WHEREAS, onMay 17, 2022, theEconomicDevelopmentSubcommitteeof theCity of SantaRosadirectedstaff to takeimmediateactionto preservethepublic peace, welfare, health, andsafetyby limiting thenumberof non-hostedshort-termrentalscitywide, clarifying that regulatingshort-termrentaloperationsis necessaryto addresscommunitycompatibility, public safetythreatsdueto wildfires andotherpotentialemergenciesrequiringevacuation, limited housingstock, andtheCOVID-19 pandemic; and
WHEREAS, it is urgenttheCity adoptregulationsin orderto minimizetheadverse impactsnon-hostedshort-termrentalscontinueto haveon surroundingresidentialpropertiesand theCity’s limited enforcementresources; and
WHEREAS, theCity desiresto establish, on anurgencybasis, anordinanceto seta maximumnumberof 198 non-hostedshort-termrentalscitywide andclarify theapplicabilityof Ord. No. ORD-2022-008
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codeenforcementprocessesfor operatorsin goodstanding, asdefinedby ZoningCodeSection 20-48.030.O; and
WHEREAS, it is urgentthattheCity adoptregulationsin orderto minimize (i) the adverseimpactsnon-hostedshort-termrentalsandcertainoperatorsin goodstandingmayhave on surroundingresidentialpropertiesandtheCity’s limited enforcementresources, (ii) public healthandsafetyissuesrelatedto wildfires, and (iii) densesocialgatheringsat non-hostedshort- termrentalsandcertainshort-termrentaloperatorsin goodstandingthatposeathreatof COVID-19transmission; asaresult, theCity desiresto establish, onanurgencybasis, an ordinanceto limit thenumberof non-hostedshort-termrentalsto 198andclarify the enforcementof short-termrentalsdeemedasoperatorsin goodstanding, asdefinedby Zoning CodeSection20-48.030; and
WHEREAS, limiting thenumberof non-hostedshort-termrentalsto 198andclarifying theenforcementof short-termrentalsdeemedasoperatorsin goodstandingwouldreduce documentednuisanceandresourceimpactsof theseactivities; and WHEREAS, thereis a currentandimmediateneedto clarify theenforcementlanguage relatedto short-termrentalsdeemedasoperatorsin goodstandingto ensuretheseoperationsare alsosubjectto thesamepenaltiesandenforcementaction; 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
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, basedonevidenceandrecords presented, that:
A. AmendingTitle 20 (Zoning) of theSantaRosaCity Code, asfollows, is requiredto protectthepeace, health, safety, or welfareof thecommunityby settingamaximum Ord. No. ORD-2022-008
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numberof 198non-hostedshort-termrentalpermitsto beissuedcitywideand clarifying thatthecodeenforcementprocessappliesto operatorsin goodstandingas well asshort-termrentalpermitholdersandthattheseamendmentsarein supportof theCity’s GeneralPlan; and
B. Theproposedamendmentsareconsistentwith thegoalsandpoliciesof theSanta RosaGeneralPlan, andall applicableSpecificPlansin thattheamendmentsfurther enforceexistingpoliciesrelatedto landuseandlivability, neighborhood compatibility, economicvitality, policeservices, andnoise. Theproposaldoesnot allow densitybeyondwhatis currentlyallowedandrequiresconsistencywith the ZoningCode; and
C. Theproposedamendmentswouldnot bedetrimentalto thepublic interest, health, safety, convenience, or welfareof theCity in thattheseamendmentsstriveto improve andenhanceexistingshort-termrentalregulationsrelatedto publicsafetyby providinga meansto ensurethatthenumberof non-hostedshort-termrentalsin the City doesnot oversaturateresidentialareas, negativelyimpactingtheavailability of long-termhousingandtheCity’s ability to meetits housingneedsasrequiredby the Stateof California, to provideanopportunityto addresstheincreasedviolations relatedto non-hostedshort-termrentals, andto addressviolationsrelatedto operators in goodstanding, asdefinedby ZoningCodeSection20-48.030; and D. Theproposedamendmentsareinternallyconsistentwith otherapplicableprovisions of this ZoningCode, in thattheamendmentswill provideclarificationregarding violationsrelatedto operatorsin goodstandingandthenumberof non-hostedshort- termrentalsthatcanbepermittedin theCity; and
E. Theadoptionof this ordinanceis notsubjectto theCaliforniaEnvironmentalQuality Act (CEQA) underCEQA GuidelinesSections15060 (c)(2) and15060 (c)(3) because theactivity will notresultin a director reasonablyforeseeableindirectphysical changein theenvironment, andbecauseit is nota projectasdefinedin CEQA GuidelinesSection15378, asit hasno potentialfor resultingin physicalchangeto the environment, directlyor indirectly. Additionally, or alternatively, theOrdinanceis exemptfrom CEQA underCEQA GuidelinesSection15061(b)(3) becauseit canbe seenwith certaintythatthereis nopossibilitythatthis Ordinanceor its implementationwouldhaveasignificanteffecton theenvironment.
F. GovernmentCodeSection36937(b) allowsanordinanceto takeeffectimmediately, if it is anordinancefor theimmediatepreservationof public peace, healthor safety andit containsa declarationof thefactsconstitutingtheurgency; and G. Section8 of theSantaRosaCity CharterauthorizestheCity Councilto adoptan urgencymeasureto takeeffectimmediatelyuponits adoptionif necessaryto preserve thepublicpeace, healthor safetyif suchordinancecontainsthereasonsfor its urgency; and
Ord. No. ORD-2022-008
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H. Suchanurgencymeasurerequiresa five-seventhsvoteof theCity Councilfor adoption; and
I. TheCity Councilhasbeenprovidedwith informationuponwhich thefindingsand actionssetforth in this Ordinancearebased, allowing theCouncilto adoptthis urgencyordinanceto beeffectiveuponadoption; and
J. TheCity Councilherebyfindsthatthis Ordinanceis necessaryfor immediate preservationof thepublic peace, healthor safetybaseduponthefindingscontained herein.
Section2. Section20-48.040(A) of theSantaRosaCity Codeis amendedto readand provideasfollows:
A. Permitrequired.
1. Hostedshort-termrental. Hostedshort-termrentalsareallowedwith aShort-TermRental Permitin all City zoningdistricts.
2. Non-hostedshort-termrentalsareallowedwith aShort-TermRentalPermitin theCore Mixed Use (CMU), StationMixed Use (SMU), MakerMixed Use (MMU), andNeighborhood Mixed Use (NMU), RuralResidential (RR), SingleFamilyDwelling (R-1), ResidentialPlanned Development (PD) wherenot explicitly prohibited, MediumDensityMulti-FamilyResidential R-2), Multi-FamilyResidential (R-3), TransitVillage Residential (TV-R), Office Commercial CO), NeighborhoodCommercial (CN), CommunityShoppingCenter (CSC), General Commercial (CG), andTransitVillage-Mixed (TVM) zoningdistricts. Non-hostedshort-term rentalsareprohibitedin all otherzoningdistricts.
a. Themaximumnumberof Short-TermRentalPermitsissuedfor non-hostedshort-term rentalsshallbe198citywide.”
Ord. No. ORD-2022-008
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Section3. Section20-48.080(B), Table48.1 of theSantaRosaCity Codeis amendedto readandprovideasfollows:
TABLE 48.1 ENFORCEMENT PENALTIES
EnforcementPenalties
First Violation SecondViolation within one
year
Third Violation within one
year
500.00 andeducation $ 1,000.00 $ 2,000.00andrevocationof Short-TermRentalPermit, or
revocationof operatorin
goodstandingstatus. The
resultof operatorin good
standingrevocationshallbe
thesameasdenialof a Short-
TermRentalPermit
applicationwhich is thatthe
operatoris no longeran
operatorin goodstandingand
shallimmediatelycease
renting, offering, or
advertisingtheshort-term
rentalpursuantto Section20-
48.040(B)(1)(b).”
Section4. 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 nopossibilitythatthisOrdinanceor its implementationwould havea significanteffectontheenvironment.
Section5. Severability. If anysection, subsection, sentence, clause, phrase, or wordof this Ordinanceis for anyreasonheldto beinvalid and/or unconstitutionalby acourtof competentjurisdiction, suchdecisionshallnotaffectthevalidity of theremainingportionsof this ordinance.
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Section6. EffectiveDate. ThisOrdinanceshalltakeeffectimmediatelyuponits adoption.
IN COUNCIL DULY PASSEDAND ADOPTEDthis 9thdayof August, 2022.
AYES: ( 5) MayorC. Rogers, Vice Mayor Alvarez, CouncilMembersFleming, MacDonald, N. Rogers
NOES: ( 2) CouncilMembersSawyer, Schwedhelm
ABSENT: ( 0)
ABSTAIN: ( 0)
ATTEST: _________________________ APPROVED: ______________________________ City Clerk Mayor
APPROVEDAS TO FORM: ________________________
City Attorney
Sue Gallagher ( Aug 16, 2022 09: 21 PDT)
SueGallagher
Chris Rogers ( Aug 17, 2022 13: 34 PDT)
CC - ORD-2022-008 (08-09-2022)
Final Audit Report 2022- 08-17
Created: 2022-08-10
By: Gretchen Emmert ([email protected])
Status: Signed
Transaction ID: CBJCHBCAABAA2EW_z7sy_qxkC2uNWZ6nrfBAMTjpKy5Q CC - ORD-2022-008 (08-09-2022)" History
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City of
r
Santa Rosa
CERTIFICATION
SANTA ROSA CITY COUNCIL
URGENCY ORDINANCE NO. ORD- 2022- 008
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 August 9, 2022, by the City Council of Santa Rosa at a regular meeting of said Council on said date.
Steph nie A. Williams, City Clerk - --- r
City of Santa Rosa, California