HomeMy WebLinkAboutOrdinance 2601 - Short Term Rentals ORDINANCE NO.2601
AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18
(ZONING), CHAPTER 18.43 (STANDARDS FOR SPECIFIC LAND USES),
SECTION 18.43.180 (SHORT-TERM RENTALS), ALL RELATING TO
CLARIFYING FACTORS TO CONSIDER IN APPROVING OR DENYING AN
APPLICATION FOR A SITE DEVELOPMENT PERMIT FOR A SHORT TERM
RENTAL AND ADDRESSING RENEWALS OF THE SAME
WHEREAS, the City of Redding Planning Commission held a duly noticed public hearing pertaining to
proposed amendments to Redding Municipal Code section 18.43.180 on February 26, 2019; and
WHEREAS, the City Council of the City of Redding held a duly noticed public hearing on March 5,
2019, whereby it considered the oral and written report of City staff and public comment; and
WHEREAS,the City Council finds that it serves the public health, safety and welfare to adopt additional
regulations relating to short term rentals so that they may be reasonably offered for rent without causing
undue and unnecessary impacts to neighboring residents;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF REDDING DOES ORDAIN AS
FOLLOWS:
Section 1. Title 18 (Zoning), Chapter 18.43 (Standards for Specific Land Uses), Section
18.43.180 is hereby amended to read as follows:
18.43.180 Short-Term Rentals
A. Purpose. The purpose of this Section is to establish an appropriate permitting process and
standards for short-term rental of single-family dwellings; to provide a visitor experience and
accommodation as an alternative to the typical hotel, motel, and bed and breakfast
accommodations customarily permitted in the city; to minimize potential negative secondary
effects of short-term rental use on surrounding residential neighborhoods; to retain the character
of the neighborhoods in which any such use occurs; and ensure the payment of required transient
occupancy taxes.
B. Types of Short-Term Rentals. For purposes of this Section, the following Short-Term Rental
facilities are established:
1. Hosted Homestay. An owner occupied single-family dwelling unit where, for
compensation, individual overnight room accommodations are provided for a period of less
than thirty days.
2. Vacation RentaL An entire dwelling unit where, for compensation, overnight
accommodations are provided for a period of less than thirty days and the owner (or the
primary occupant with the written permission of the owner) may or may not reside within
the dwelling unit for the term of the rental.
C. Short-Term Rental Permit Requirements. No person shall use any dwelling unit on any parcel
in any zoning district for short-term rental purposes without first obtaining approval as required
by this Section. The provisions of this ordinance apply to all existing and future short term rentals
as defined in this Section. Existing short term rental facilities shall either apply for, or obtain
authority to operate, within sixty days of the effective date of this ordinance. The following
approval process is established:
1. Hosted Homestay: This use is permitted within all zoning districts subject to obtaining
a Zoning Clearance from the Director and providing an affidavit certifying that the
owner understands and agrees to the requirements of this Section. Applicants may be
required to provide a site plan or other information determined necessary by the
Director to determine compliance with this Section and shall pay an application fee as
may be established by resolution of the City Council.
2. Vacation Rental: Site Development Permit issued by the Director in accordance with
the provisions of Chapter 18.11, Common Procedures and Chapter 18.13, Site
Development Permits of this Code, except that site development permits for Vacation
Rentals shall expire twelve months from issuance and need to be renewed annually.
D. Districts in Which Permitted. The regulations of this chapter apply to short-term rentals in all
zoning districts.
E. General Requirements- Hosted Homestay.
1. No more than one dwelling unit on a lot may be used at any one time for short term
rental purposes.
2. A maximum of two rooms may be available for rent at any time.
3. Occupancy shall be limited to a maximum of two adults per rented room. Room rental
shall be limited to a maximum of 180 rental days per calendar year.
4. The property owner must occupy the residence at all times when rooms are being
provided for rent.
5. A minimum of one on-site parking space shall be provided for each room rented.
Guest parking spaces shall be within the primary driveway or other on-site location.
External changes to a property such as converting significant areas of front yard
landscape for purposes of meeting parking requirements is not allowed.
6. Short-term rentals shall meet all applicable building, health, fire and related safety codes
at all times, including provision of working smoke and carbon monoxide detectors.
7. The owner shall post emergency evacuation instructions and "house policies" within
each guest bedroom. The house policies shall be included in the rental agreement, and
shall be enforced by the owner. At a minimum,the house policies should:
a. Reinforce the City of Redding's Noise Standards (RMC Section 18.40.100) by
establishing outdoor "quiet hours" between 10:00 p.m. and 7:00 a.m._to minimize
disturbance to neighboring residences. Outdoor activities are prohibited during
"quiet hours."
b. Require that guest vehicles be parked on the premises, not the street in
compliance with this Section.
8. The property shall not be used to host non-owner related weddings, parties, and other
similar events.
9. On-site advertising signs or other displays indicating that the residence is being
utilized as a short term rental, is prohibited.
10. A City business license shall be obtained and transient occupancy taxes paid in
accordance with Chapter 4.12 as required. All advertising for any short-term rental
shall include the transient occupancy tax number assigned to the owner-applicant.
With submittal of transient occupancy taxes, the operator shall also submit a statement
indicating the number of guest stays, and the number of guests for the reporting period.
11. The permit is not transferrable to a subsequent property owner or to another property.
12. This ordinance shall not be construed as waiving or otherwise impacting the rights
and obligations of any individual, group, or the members of any homeowner's
association, as defined,to comply with or enforce CC&R's.
F. General Requirements-Vacation Rentals.
1. With the exception of items 1 through 4 listed in Section 18.43.180(E.) above, the
General Requirements provisions for Hosted Homestays shall apply to Vacation Rentals.
2. The following additional provisions shall also be applicable to Vacation Rentals which
may be supplemented by requirements established by the Director with approval of the
required Site Development Permit as necessary to maintain compatibility of the use with
the surrounding properties.
a. A Vacation Rental shall not be rented to multiple separate parties concurrently unless
the owner (or the primary occupant with the written permission of the owner) is
residing on the premises during the rental period.
b. The owner/applicant shall keep on file with the city the name, telephone number, and
email address of a local contact person who shall be responsible for responding to
questions or concerns regarding the operation of the vacation rental. This information
shall be posted in a conspicuous location within the vacation rental dwelling. The
local contact person shall be available twenty-four hours a day to accept telephone
calls and respond physically to the vacation rental within sixty minutes, if necessary.
The name and contact information of the local contact person will be made available
to the public.
c. Depending of the physical nature of the property and surrounding properties, the
Director may allow, with approval of the site development permit, on-street guest
parking.
d. The number of adult guests permitted at any given time is limited to the number of
bedrooms multiplied by two.
G. Application Required.
Where a Site Development Permit is required by this Section, applicants for a short-term rental use shall
apply for a permit in accordance with the provisions of Chapter 18.11, Common Procedures, and shall
pay the application fee established by resolution of the City Council. In making a determination to
approve, conditionally approve, or deny an application, the Director may consider such factors, including
but not limited to, proximity of the property to other vacation rentals, bed and breakfast establishments,
group homes,and residential care facilities, and neighborhood and site characteristics.
H. Permit Approval/Denial and Renewal.
Where a Site Development Permit is required by this Section, applicants for a short-term rental use shall
apply for a permit in accordance with the provisions of Chapter 18.11, Common Procedures, and shall
pay the application fee established by resolution of the City Council. In making a determination to
approve, conditionally approve, or deny an application or renewal of an application, the Director may
consider factors including, but not limited to, prior complaints from neighbors and code enforcement
activity, timeliness of business license renewal, timeliness of Transient Occupancy Tax submittals,
proximity of the property to other vacation rentals, bed and breakfast establishments, group homes, and
residential care facilities, and neighborhood and site characteristics.
I. Violations/Revocations.
Enforcement of the provisions of this Section may include the civil and equitable remedies as permitted
by state law,the issuance of a citation and fine, or other legal remedy as provided by Chapter 1.12 of the
Redding Municipal Code. Upon notification by the City, any short term rental operating in violation of
the requirements of this Section must terminate operations immediately. Further, a Site Development
Permit issued under the authority of this Section may be revoked in accordance with the procedures
established in Chapter 18.11,Common Procedures.
Section 2. Severability. If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason held by a court of competent jurisdiction to be invalid or unconstitutional,
such decision shall not affect the validity of the remaining portions of the ordinance. The City Council of
the City of Redding hereby declares that it would have passed this ordinance and each section, subsection,
sentence, clause and phrase thereof irrespective of the fact that one or more sections, subsections,
sentences,clauses or phrases may be held invalid or unconstitutional.
Section 3. The passage of this ordinance is not a "project" according to the definition in the
California Environmental Quality Act, and therefore is not subject to the provisions requiring
environmental review.
Section 4. This ordinance shall take effect thirty (30)days after the date of its adoption, and
the City Clerk shall certify to the adoption thereof and cause its publication according to law.
I HEREBY CERTIFY that the foregoing ordinance was introduced and read by the City Council of the
City of Redding at a regular meeting on the 5th day of March, 2019, and was duly read and adopted at a
regular meeting on the 19th day of March, 2019, by the following vote:
AYES: COUNCIL MEMBERS: Dacquisto, McElvain,Resner, Schreder,&Winger
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS: None
JULI l WINTER, ayor
Attest: Forml• pproved:
'
AME LA MIZE,City C erk BARRY E. De • LT,City Attor ey