HomeMy WebLinkAbout _ 6.1--Rezoning Application RZ-2025-00477, by City of Redding
CITY OF REDDING
REPORT TO THE CITY COUNCIL
Recommendation
Conduct a Public Hearing, and upon conclusion, authorize and approve the following:
(1) Offer Ordinance, as further described in Option A (Planning Commission’s
recommended changes), amending Redding Municipal Code (RMC) Title 18, (Zoning),
Chapter 18.43, (Standards for Specific Land Uses) by amending RMC Section 18.43.180
(Short-Term Rentals), for first reading by title only, waive the first reading;
(2) Direct the City Attorney to prepare and the City Clerk to publish a summary ordinance
according to law; and
(3) Find that adoption of the ordinance is exempt from environmental review, pursuant to 14
CCR 15378, because the passage of the proposed 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.
Fiscal Impact
There is no General Fund fiscal impact related to the proposed Short-Term Rental (STR)
Ordinance amendments.
Alternative Action
The City Council (Council) could adopt proposed ordinance option A, which incorporates
revisions recommended by the Planning Commission. Alternatively, Council also could also
choose:
(1) To adopt ordinance option B, which is original language as presented by staff at the
April 22, 2025, Planning Commission meeting; or
(2) Not adopt ordinance options A or B, provide staff direction, and continue the public
hearing to a future Council Meeting or refer to Planning Commission.
MEETING DATE: June 3, 2025
ITEM NO. 6.1
FROM:
***APPROVED BY***
jpagan@cityofredding.org
btippin@cityofredding.org
SUBJECT: 6.1--Public Hearing to consider Rezoning Application (RZ-2025-00477), by the
City of Redding (City); and Ordinance amending the City's Zoning Ordinance regarding the
short-term rental require.
Jeremy Pagan, Development
Services Director/Bldg
Official
Report to Redding City Council May 29, 2025
Re: 6.1--Rezoning Application RZ-2025-00477, by City of Redding Page 2
Background/Analysis
On April 22, 2025, the Planning Commission considered proposed amendments to the
STR Ordinance and provided a recommendation to the Council for their adoption. The proposed
code amendments are primarily intended to address the allowance for vacation rentals in
apartment units and duplexes in the Downtown Mixed-Use District (DMUD), and, to a lesser
degree, address some minor “clean-up” of the code language. The staff report for the April 22,
2025, Planning Commission meeting is attached and provides additional background information
and analysis.
Modifications Recommended by Planning Commission
On April 22, 2025, the Planning Commission supported staff’s recommendation for proposed
amendments to the STR Ordinance, but also requested additional changes. In particular, the
Planning Commission expressed concern that allowing vacation rentals in multi -family units in
the DMUD may adversely affect housing stock in the DMUD for long-term renters, especially
those who are rent-burdened and in need of housing that is affordable. Accordingly, the Planning
Commission recommended a 50 percent cap for multi-family buildings in the DMUD, meaning
no more than 50 percent of the dwelling units in any one building can be converted to vacation
rentals at any one time, thereby preserving the remaining 50 percent of the dwelling units for
long-term renters.
In an effort to provide the Council with some additional context regarding housing availability in
the DMUD, staff has prepared an exhibit attached to this staff report which depicts the types of
housing and the number of units available in the Downtown Core and Mixed-Use Districts. In
summary, there are approximately 300 multi-family units in the DMUD (excluding deed-
restricted affordable units), meaning that restricting 50 percent of these units from becoming
vacation rentals would equate to securing about 150 units of housing stock for long-term renters.
Based upon a fairly small sample size of advertised rental rates, it appears that much of the
multi-family units in the DMUD are affordable to “Low” and “Very Low” income levels per the
calculation methodology prescribed by the California Department of Housing and Community
Development.
As discussed above, attached to this staff report are two draft ordinances for Council’s
consideration, option “A” and option “B”. Option “A” is Planning Commission’s recommended
changes, specifically under section 18.43.180(F)(2)(j)(4), and Option “B” is the original
language proposed to Planning Commission by City staff.
Environmental Review
This is not a project defined under the California Environmental Quality Act, and no further
action is required.
Report to Redding City Council May 29, 2025
Re: 6.1--Rezoning Application RZ-2025-00477, by City of Redding Page 3
Council Priority/City Manager Goals
• Communication and Transparency – “Improve the quality of communication with the
public and City employees to enhance knowledge and increase transparency to improve
public trust.”
• Government of the 21st Century – “Be relevant and proactive to the opportunities and
challenges of today’s residents and workforce. Anticipate the future to make better
decisions today.”
• Economic Development – “Facilitate and become a catalyst for economic development
in Redding to create jobs, retain current businesses and attract new ones, and encourage
investment in the community.”
Attachments
^Draft Ordinance (Option A)
^Strikeout Ordinance (Option A)
^Draft Ordinance (Option B)
^Strikeout Ordinance (Option B)
Downtown Specific Plan Zoning Map
Downtown Residential Use
Planning Commission Staff Report - April 22, 2025
DRAFT NEW ORDINANCE – OPTION A
ORDINANCE NO. ______
AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18
(ZONING), CHAPTER 18.43 (STANDARDS FOR SPECIFIC LAND USES)
BY AMENDING SECTION 18.43.180 (SHORT TERM RENTALS),
THEREBY MAKING CHANGES TO THE STANDARDS FOR
REGULATION OF SHORT-TERM RENTALS
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 amended to read in its entirety as follows:
18.43.180 Short-Term Rentals
A. The purpose of this Section is to establish an appropriate permitting process and standards
for Short-Term Rental of dwelling units throughout the City; 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 “Dwelling Unit,” as defined by Section
18.61.020 under “Residential Structure Types” and excluding apartment units and
duplexes, with more than one habitable room, where, for compensation, individual
overnight room accommodations are provided for a period of less than thirty (30)
days.
2. Vacation Rental. An entire “Dwelling Unit,” as defined by Section 18.61.020 under
“Residential Structure Types” and excluding apartment units and duplexes, where,
for compensation, overnight accommodations are provided for a period of less than
thirty (30) days and 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, advertise, or market for
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 following approval process
is established:
1. Hosted Homestay: This use is permitted within all zoning districts subject to
obtaining a Letter of Determination from the Director and providing an affidavit
certifying that the owner understands, agrees to, and is in compliance with 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. Permits for Hosted Homestays shall expire twelve
(12) months from issuance and are subject to a requirement for renewal in
accordance with this Section.
2. Vacation Rental: This use is permitted within all zoning districts subject to
obtaining a 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 (12) months from issuance and are subject to
a requirement for renewal in accordance with this Section.
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.
2. A maximum of two rooms may be available for rent at any time. A floor plan shall
be submitted with the affidavit indicating the rooms for rent.
3. Occupancy shall be limited to a maximum of two (2) persons per rented bedroom.
The rental shall be limited to a maximum of 180 rental days per calendar year.
4. The owner shall be the applicant, and other than for purposes of daily routines, the
applicant must occupy the residence at all times when rooms are being provided for
rent.
5. At the time of permit renewal, the property owner shall attest they understand and
agree to the Hosted Homestay requirements by signing the Hosted Homestay
Affidavit available at the Development Services Department and any payment due
must be remitted.
6. Except as set forth in Section 18.43.060 as it relates to licensed bed and breakfast
inns, no owner shall cook, prepare or serve for consumption food of any kind for
consumption by the Short-Term-Rental tenant.
7. The applicant shall state in the application the number of on -site parking spaces
available to tenants, but in no case shall it be less than two on-site spaces. Short-
Term-Rental tenant parking spaces shall be within the primary driveway or other
on-site location. No tenant parking in excess of this number of on-site parking
spaces is permitted. No tenant is permitted to park on the street. External changes
to a property such as converting significant areas of front yard landscape for
purposes of meeting parking requirements is not allowed.
8. All required on-site parking spaces (including garage parking if identified at time
of approval) shall be accessible and available to Short-Term-Rental tenants at all
times during the rental periods.
9. 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.
10. The applicant shall post emergency evacuation instructions and "house policies"
within each Short-Term-Rental tenant bedroom. The house policies shall be
included in the rental agreement, and shall be enforced by the applicant. 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 Short-Term-Rental tenant vehicles be parked on the premises,
not the street in compliance with this Section.
11. The property shall not be used to host non-applicant related weddings, parties, and
other similar events.
12. On-site advertising signs or other displays indicating that the residence is being
utilized as a Short-Term Rental are prohibited.
13. No person shall advertise a Short-Term Rental on any media platform when such
advertisement or notice contains an inaccurate or misleading statement of the
requirements of, or indicate amenities not allowed by the Redding Municipal Code
including the number of parking spaces.
14. All advertisements shall include the number of permissible parking spaces.
15. 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 City of Redding transient occupancy tax number and the
City of Redding business license number assigned to the applicant. With submittal
of transient occupancy taxes, the applicant shall also submit a statement indicating
the number of Short-Term-Rental tenant stays, and the number of Short-Term-
Rental tenants for the reporting period.
16. The permit is not transferrable to a subsequent property owner or to another
property.
17. 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 and no permit shall be
issued when it is demonstrated by substantial evidence that issuance of a permit
will be in contradiction to any recorded CC&R’s or other record providing record
notice of a restriction on the use of the property.
F. General Requirements - Vacation Rentals.
1. With the exception of items 1 through 6 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 permitted on properties as follows:
(1) Containing an Accessory Dwelling Unit with a building permit
application submitted on or after January 1, 2020 in compliance with
Government Code Section 66323, as may be amended from time to
time; or
(2) Within a six hundred (600) foot radius of an existing permitted
Vacation Rental except that, at the discretion of the Director or
appellate body as the case may be, within a three hundred (300) foot
radius of an existing Vacation Rental when there is a buffer such as
an arterial, rail right-of-way, flood control channel, stream corridor
or open space easement between the Vacation Rental units.
b. The total number of Vacation Rentals in the City shall not exceed four
hundred (400) rentals at any one time.
c. The owner shall be the applicant and any natural person signing an
application on behalf of an owner shall have legal authority to bind the
owner.
d. A Vacation Rental shall not be rented to multiple separate parties
concurrently.
e. The 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 (24) hours a day, seven (7) days a week, to accept messages
and respond physically to the Vacation Rental within forty-five (45)
minutes, if necessary. The name and contact information of the local
contact person will be made available to the public. The contact information
shall be kept current at all times.
f. Occupancy shall be limited to a maximum of two (2) persons per rented
bedroom.
g. The maximum number of persons on the property at any time shall be
limited to sixteen (16) persons.
h. Prior to issuance of a permit, a physical inspection of the dwelling unit and
property shall be conducted by City staff.
i. Each operator shall maintain a record of each Short-Term-Rental tenant’s
vehicle(s). The record shall minimally consist of the rental period, the
license plate, make, model, and color for each vehicle. The record shall be
made available at any time upon request by the City.
j. Notwithstanding Subdivision B(2), an apartment unit or duplex located in
the Downtown Redding Specific Plan area may be permitted as a Vacation
Rental, subject to the following:
(1) For any parcel located within the Downtown Redding Specific Plan
Core District, the requirements listed in Subdivisions E(7), E(8),
E(10)(b), E(14), F(2)(a)(2), and F(2)(i) shall not apply.
(2) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District and adjacent to a Residential Single-Family
District, the requirement listed in Subdivision F(2)(a)(2) shall apply,
but only as measured to Vacation Rentals located in that Residential
Single-Family District.
(3) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District with a legal non-conforming apartment or
duplex use, the off-street parking requirements listed in
Subdivisions E(7), E(8), E(10)(b), E(14), and F(2)(i) shall not apply.
(4) No more than 50% of the dwelling units in an apartment building,
mixed-use building, or duplex shall be permitted as a Vacation
Rental at any one time.
G. Application Required.
1. Where a Site Development Permit is required by this Section, applicants for a
Short-Term Rental use shall pay the application fee established by resolution of the
City Council and apply for a permit in accordance with the provisions of Chapter
18.11 (Common Procedures), except that notices of the Vacation Rental application
shall be sent to all owners of real property within six hundred (600) feet of the
applicant’s property for a ten (10) business day notification period.
2. In making a determination to approve, conditionally approve, or deny any
application, including an application for renewal, for a Hosted Homestay or
Vacation Rental, the Director, or appellate body as the case may be, may also
consider any factor pertinent to the health, safety and welfare of the immediate
neighborhood or public generally including, but not limited to, ability to comply
with the provisions set forth in this Section, evidence of operation in violation with
this Section, complaints of neighbors, code enforcement activity, timeliness of
business permit renewal, timeliness or non-payment of transient occupancy tax,
proximity of the property to group homes, residential care facilities, and other
neighborhood and site characteristics.
3. Appeal of any determination to approve or deny any application, including an
application for renewal, shall be in accordance with Section 18.11.090, except for
the appeal period shall be ten (10) business days.
H. Suspension and Termination.
1. The Director, or appellate body, shall apply the criteria set forth in Section
18.43.180(G)(2) in determining whether any permit issued pursuant to this Section
shall be suspended or terminated. Notice shall be provided to the applicant pursuant
to the procedure set forth in Section 18.11.060.
2. Appeal of the suspension or termination by the Director of a Vacation Rental Permit
shall be in accordance with the requirements of Section 18.11.090.
3. Appeal of the suspension or termination by the Director of a Hosted Homestay
Permit must be made to the Planning Commission within ten (10) calendar days of
service of the Director’s decision, and appeal of the Planning Commission decision
to the City Council must be made within ten (10) calendar days of service of the
Planning Commission’s determination. Decisions of the City Council are final, and
all challenging a decision of the Director must exhaust all remedies set forth in this
Section 18.43.180(H)(3) prior to bringing a challenge pursuant to Code of Civil
Procedure section 1094.5.
4. Service shall be deemed effective upon the earliest of: 1) announcement by the
approving or appellate body of the decision in the presence of the appellant; 2)
personal service on the appellant of a written notice of decision; or 3) deposit of a
written notice of decision in the United States Mail.
I. Legal Non-Conforming Uses
1. Continuation and abandonment of short-term rentals which are legal
nonconforming uses shall not be governed by Section 18.46.020. The sole
allowances for continuation of a legal non-conforming use as a short-term rental
are by timely renewal of a valid and current short-term rental permit or as follows:
a. A temporary hardship allowance of not more than six (6) months may be
granted by the Director of Development services, or designee, if: 1) a
medical condition of the permittee, spouse, domestic partner, or immediate
family member jeopardizes the ability of the owner to operate the Short-
Term Rental; or 2) the death of a spouse, domestic partner, or immediate
family member of the permittee jeopardizes the ability of the permittee to
operate the Short-Term Rental.
b. A long-term rental allowance may be granted by the Director of
Development Services, or designee, if the permittee provides proof of a
long-term lease of twelve (12) months or longer prior to the expiration of
the Short-Term Rental permit. This allowance may be repeated if the
conditions set forth in this subsection are met. The length of an allowance
shall not exceed the term of the lease or twenty-four (24) months, whichever
is shorter. If an allowance is granted pursuant to this subdivision, the
existing permit shall terminate per its term. However, the Director of
Development Services shall consider said permit to be “active” solely for
the purpose of allowing the permittee to reapply for a permit after the
allowance granted pursuant to this subdivision has lapsed.
J. Enforcement and Remedies. Enforcement of the provisions of this Section 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 through 1.15, inclusive, 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. The Council hereby finds and determines that the enactment of this Ordinance
is exempt from review pursuant to the California Environmental Quality Act (Public Resources Code
section 21000 et seq.) (“CEQA”) because it has no potential to result in either a direct physical change
in the environment or a reasonably foreseeable indirect physical change in the environment. This
Ordinance is exempt from CEQA pursuant to the “common sense” exemption (14 CCR 15061(b)(3)),
as it can be seen with certainty that there is no possibility that the adoption of the Ordinance will have
a significant effect on the environment.
Section 3. Severability. If any provision of this Ordinance or the application thereof to
any person or circumstance is held invalid, the remainder of the Ordinance and the application of such
provision will remain in effect to the extent permitted by law.
Section 4. This Ordinance shall take effect thirty (30) calendar days after the date of its
adoption, and the City Clerk shall certify to the adoption thereof and cause 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 3rd day of June, 2025, and was duly read and adopted
at a regular meeting on the ____ day of _______, 2025, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
___________________________________
JACK MUNNS, Mayor
ATTEST: FORM APPROVED:
_______________________________ ____________________________________
SHARLENE TIPTON, City Clerk CHRISTIAN M. CURTIS, City Attorney
DATE ATTESTED: ________, 2025
STRIKEOUT ORDINANCE – OPTION A
OLD LANGUAGE: STRUCK OUT
NEW LANGUAGE: UNDERLINED
AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18
(ZONING), CHAPTER 18.43 (STANDARDS FOR SPECIFIC LAND USES)
BY AMENDING SECTION 18.43.180 (SHORT TERM RENTALS),
THEREBY MAKING CHANGES TO THE STANDARDS FOR
REGULATION OF SHORT-TERM RENTALS
18.43.180 Short-Term Rentals
A. The purpose of this Section is to establish an appropriate permitting process and standards
for Short-Term Rental of dwelling units throughout the City; 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 “Dwelling Unit,” as defined by Section
18.61.020 under “Residential Structure Types” and excluding apartment units and
duplexes, with more than one habitable room, where, for compensation, individual
overnight room accommodations are provided for a period of less than thirty (30) days.
2. Vacation Rental. An entire “Dwelling Unit,” as defined by Section 18.61.020 under
“Residential Structure Types” and excluding apartment units and duplexes, where, for
compensation, overnight accommodations are provided for a period of less than thirty
(30) days and 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, advertise, or market for
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 following approval process
is established:
1. Hosted Homestay: This use is permitted within all zoning districts subject to obtaining
a Zoning Clearance Letter of Determination from the Director and providing an
affidavit certifying that the owner understands, agrees to, and is in compliance with 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. Permits for Hosted Homestays shall expire twelve (12) months from issuance
and are subject to a requirement for renewal in accordance with this Section.
2. Vacation Rental: This use is permitted within all zoning districts subject to obtaining
a 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 (12) months from issuance and are subject to a requirement for renewal in
accordance with this Section.
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.
2. A maximum of two rooms may be available for rent at any time. A floor plan shall be
submitted with the affidavit indicating the rooms for rent.
3. Occupancy shall be limited to a maximum of two (2) adults persons per rented bedroom.
Room The rental shall be limited to a maximum of 180 rental days per calendar year.
4. The owner shall be the applicant, and other than for purposes of daily routines, the
applicant must occupy the residence at all times when rooms are being provided for rent.
5. At the time of permit renewal, the property owner shall attest they understand and agree
to the Hosted Homestay requirements by signing the Hosted Homestay Affidavit
available at the Development Services Department and any payment due must be
remitted.
6. Except as set forth in Section 18.43.060 as it relates to licensed bed and breakfast inns,
no owner shall cook, prepare or serve for consumption food of any kind for consumption
by the Short-Term-Rental tenant.
7. The applicant shall state in the application the number of on-site parking spaces
available to tenants, but in no case shall it be less than two on-site spaces. Short-Term-
Rental tenant parking spaces shall be within the primary driveway or other on-site
location. No tenant parking in excess of this number of on-site parking spaces is
permitted. No tenant is permitted to park on the street. External changes to a property
such as converting significant areas of front yard landscape for purposes of meeting
parking requirements is not allowed.
8. All required on-site parking spaces (including garage parking if identified at time of
approval) shall be accessible and available to Short-Term-Rental tenants at all times
during the rental periods.
9. 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.
10. The applicant shall post emergency evacuation instructions and "house policies" within
each Short-Term-Rental tenant bedroom. The house policies shall be included in the
rental agreement, and shall be enforced by the applicant. 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 Short-Term-Rental tenant vehicles be parked on the premises, not the
street in compliance with this Section.
11. The property shall not be used to host non-applicant related weddings, parties, and other
similar events.
12. On-site advertising signs or other displays indicating that the residence is being utilized
as a Short-Term Rental are prohibited.
13. No person shall advertise a Short-Term Rental on any media platform when such
advertisement or notice contains an inaccurate or misleading statement of the
requirements of, or indicate amenities not allowed by the Redding Municipal Code
including the number of parking spaces.
14. All advertisements shall include the number of permissible parking spaces.
15. 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 City of Redding transient occupancy tax number and the City of
Redding business license number assigned to the applicant. With submittal of transient
occupancy taxes, the applicant shall also submit a statement indicating the number of
Short-Term-Rental tenant stays, and the number of Short-Term-Rental tenants for the
reporting period.
16. The permit is not transferrable to a subsequent property owner or to another property.
17. 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 and no permit shall be issued when it is
demonstrated by substantial evidence that issuance of a permit will be in contradiction
to any recorded CC&R’s or other record providing record notice of a restriction on the
use of the property.
F. General Requirements - Vacation Rentals.
1. With the exception of items 1 through 6 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 permitted on properties as follows:
(1) Containing an Accessory Dwelling Unit with a building permit application
submitted on or after January 1, 2020 in compliance with Government Code
Section 65852.2 66323, as may be amended from time to time; or
(2) Within a six hundred (600) foot radius of an existing permitted Vacation
Rental except that, at the discretion of the Director or appellate body as the
case may be, within a three hundred (300) foot radius of an existing
Vacation Rental when there is a buffer such as an major arterial, rail right-
of-way, flood control channel, or stream corridor or open space easement
between the Vacation Rental units.
b. The total number of Vacation Rentals in the City shall not exceed four hundred
(400) rentals at any one time.
c. The owner shall be the applicant and any natural person signing an application
on behalf of an owner shall have legal authority to bind the owner.
d. A Vacation Rental shall not be rented to multiple separate parties concurrently.
e. The 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 (24) hours a
day, seven (7) days a week, to accept telephone calls messages and respond
physically to the Vacation Rental within forty-five (45) minutes, if necessary.
The name and contact information of the local contact person will be made
available to the public. The contact information shall be kept current at all times.
f. Occupancy shall be limited to a maximum of two (2) adults persons per rented
bedroom.
g. The maximum number of persons on the property at any time shall be limited to
sixteen (16) persons.
h. Prior to issuance of a permit, a physical inspection of the dwelling unit and
property shall be conducted by City staff.
i. Each operator shall maintain a record of each Short-Term-Rental tenant’s
vehicle(s). The record shall minimally consist of the rental period, the license
plate, make, model, and color for each vehicle. The record shall be made available
at any time upon request by the City.
j. Notwithstanding Subdivision B(2), an apartment unit or duplex located in the
Downtown Redding Specific Plan area may be permitted as a Vacation Rental,
subject to the following:
(1) For any parcel located within the Downtown Redding Specific Plan Core
District, Tthe requirements listed in Subdivisions E(7), E(8), E(10)(b),
E(14), and F(2)(a)(2), and F(2)(i) shall not apply. to a Vacation Rental
located within the Downtown Redding Specific Plan Core District.
Notwithstanding Subdivision B(2), an apartment unit located in the
Downtown Redding Specific Plan Core District may be permitted as a
Short-Term Rental.
(2) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District and adjacent to a Residential Single-Family District,
the requirement listed in Subdivision F(2)(a)(2) shall apply, but only as
measured to Vacation Rentals located in that Residential Single-Family
District.
(3) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District with a legal non-conforming apartment or duplex use,
the off-street parking requirements listed in Subdivisions E(7), E(8),
E(10)(b), E(14), and F(2)(i) shall not apply.
(4) No more than 50% of the dwelling units in an apartment building, mixed-
use building, or duplex shall be permitted as a Vacation Rental at any one
time.
G. Application Required.
1. Where a Site Development Permit is required by this Section, applicants for a Short-
Term Rental use shall pay the application fee established by resolution of the City
Council and apply for a permit in accordance with the provisions of Chapter 18.11
(Common Procedures), except that notices of the Vacation Rental application shall be
sent to all owners of real property within six hundred (600) feet of the applicant’s
property for a ten (10) business day notification period.
2. In making a determination to approve, conditionally approve, or deny any application,
including an application for renewal, for a Hosted Homestay or Vacation Rental, the
Director, or appellate body as the case may be, may also consider any factor pertinent
to the health, safety and welfare of the immediate neighborhood or public generally
including, but not limited to, ability to comply with the provisions set forth in this
Section, evidence of operation in violation with this Section, complaints of neighbors,
code enforcement activity, timeliness of business permit renewal, timeliness or non-
payment of transient occupancy tax, proximity of the property to group homes,
residential care facilities, and other neighborhood and site characteristics.
3. Appeal of any determination to approve or deny any application, including an
application for renewal, shall be in accordance with Section 18.11.090, except for the
appeal period shall be ten (10) business days.
H. Suspension and Termination.
1. The Director, or appellate body, shall apply the criteria set forth in Section
18.43.180(G)(2) in determining whether any permit issued pursuant to this Section
shall be suspended or terminated. Notice shall be provided to the applicant pursuant to
the procedure set forth in Section 18.11.060.
2. Appeal of the suspension or termination by the Director of a Vacation Rental Permit
shall be in accordance with the requirements of Section 18.11.090.
3. Appeal of the suspension or termination by the Director of a Hosted Homestay Permit
must be made to the Planning Commission within ten (10) calendar days of service of
the Director’s decision, and appeal of the Planning Commission decision to the City
Council must be made within ten (10) calendar days of service of the Planning
Commission’s determination. Decisions of the City Council are final, and all
challenging a decision of the Director must exhaust all remedies set forth in this Section
18.43.180(H)(3) prior to bringing a challenge pursuant to Code of Civil Procedure
section 1094.5.
4. Service shall be deemed effective upon the earliest of: 1) announcement by the
approving or appellate body of the decision in the presence of the appellant; 2) personal
service on the appellant of a written notice of decision; or 3) deposit of a written notice
of decision in the United States Mail.
I. Legal Non-Conforming Uses
1. Continuation and abandonment of short-term rentals which are legal nonconforming
uses shall not be governed by Section 18.46.020. The sole allowances for continuation
of a legal non-conforming use as a short-term rental are by timely renewal of a valid
and current short-term rental permit or as follows:
a. A temporary hardship allowance of not more than six (6) months may be granted
by the Director of Development services, or designee, if: 1) a medical condition
of the permittee, spouse, domestic partner, or immediate family member
jeopardizes the ability of the owner to operate the Short-Term Rental; or 2) the
death of a spouse, domestic partner, or immediate family member of the permittee
jeopardizes the ability of the permittee to operate the Short-Term Rental.
b. A long-term rental allowance may be granted by the Director of Development
Services, or designee, if the permittee provides proof of a long-term lease of
twelve (12) months or longer prior to the expiration of the Short-Term Rental
permit. This exemption allowance may be repeated if the conditions set forth in
this subsection are met. The length of an exemption allowance shall not exceed
the term of the lease or twenty-four (24) months, whichever is shorter. If an
allowance is granted pursuant to this subdivision, the existing permit shall
terminate per its term. However, the Director of Development Services shall
consider said permit to be “active” solely for the purpose of allowing the
permittee to reapply for a permit after the allowance granted pursuant to this
subdivision has lapsed.
J. Enforcement and Remedies. Enforcement of the provisions of this Section 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 through 1.15, inclusive, 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).
DRAFT NEW ORDINANCE – OPTION B
ORDINANCE NO. ______
AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18
(ZONING), CHAPTER 18.43 (STANDARDS FOR SPECIFIC LAND USES)
BY AMENDING SECTION 18.43.180 (SHORT TERM RENTALS),
THEREBY MAKING CHANGES TO THE STANDARDS FOR
REGULATION OF SHORT-TERM RENTALS
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 amended to read in its entirety as follows:
18.43.180 Short-Term Rentals
A. The purpose of this Section is to establish an appropriate permitting process and standards
for Short-Term Rental of dwelling units throughout the City; 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 “Dwelling Unit,” as defined by Section
18.61.020 under “Residential Structure Types” and excluding apartment units and
duplexes, with more than one habitable room, where, for compensation, individual
overnight room accommodations are provided for a period of less than thirty (30)
days.
2. Vacation Rental. An entire “Dwelling Unit,” as defined by Section 18.61.020 under
“Residential Structure Types” and excluding apartment units and duplexes, where,
for compensation, overnight accommodations are provided for a period of less than
thirty (30) days and 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, advertise, or market for
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 following approval process
is established:
1. Hosted Homestay: This use is permitted within all zoning districts subject to
obtaining a Letter of Determination from the Director and providing an affidavit
certifying that the owner understands, agrees to, and is in compliance with 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. Permits for Hosted Homestays shall expire twelve
(12) months from issuance and are subject to a requirement for renewal in
accordance with this Section.
2. Vacation Rental: This use is permitted within all zoning districts subject to
obtaining a 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 (12) months from issuance and are subject to
a requirement for renewal in accordance with this Section.
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.
2. A maximum of two rooms may be available for rent at any time. A floor plan shall
be submitted with the affidavit indicating the rooms for rent.
3. Occupancy shall be limited to a maximum of two (2) persons per rented bedroom.
The rental shall be limited to a maximum of 180 rental days per calendar year.
4. The owner shall be the applicant, and other than for purposes of daily routines, the
applicant must occupy the residence at all times when rooms are being provided for
rent.
5. At the time of permit renewal, the property owner shall attest they understand and
agree to the Hosted Homestay requirements by signing the Hosted Homestay
Affidavit available at the Development Services Department and any payment due
must be remitted.
6. Except as set forth in Section 18.43.060 as it relates to licensed bed and breakfast
inns, no owner shall cook, prepare or serve for consumption food of any kind for
consumption by the Short-Term-Rental tenant.
7. The applicant shall state in the application the number of on -site parking spaces
available to tenants, but in no case shall it be less than two on-site spaces. Short-
Term-Rental tenant parking spaces shall be within the primary driveway or other
on-site location. No tenant parking in excess of this number of on-site parking
spaces is permitted. No tenant is permitted to park on the street. External changes
to a property such as converting significant areas of front yard landscape for
purposes of meeting parking requirements is not allowed.
8. All required on-site parking spaces (including garage parking if identified at time
of approval) shall be accessible and available to Short-Term-Rental tenants at all
times during the rental periods.
9. 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.
10. The applicant shall post emergency evacuation instructions and "house policies"
within each Short-Term-Rental tenant bedroom. The house policies shall be
included in the rental agreement, and shall be enforced by the applicant. 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 Short-Term-Rental tenant vehicles be parked on the premises,
not the street in compliance with this Section.
11. The property shall not be used to host non-applicant related weddings, parties, and
other similar events.
12. On-site advertising signs or other displays indicating that the residence is being
utilized as a Short-Term Rental are prohibited.
13. No person shall advertise a Short-Term Rental on any media platform when such
advertisement or notice contains an inaccurate or misleading statement of the
requirements of, or indicate amenities not allowed by the Redding Municipal Code
including the number of parking spaces.
14. All advertisements shall include the number of permissible parking spaces.
15. 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 City of Redding transient occupancy tax number and the
City of Redding business license number assigned to the applicant. With submittal
of transient occupancy taxes, the applicant shall also submit a statement indicating
the number of Short-Term-Rental tenant stays, and the number of Short-Term-
Rental tenants for the reporting period.
16. The permit is not transferrable to a subsequent property owner or to another
property.
17. 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 and no permit shall be
issued when it is demonstrated by substantial evidence that issuance of a permit
will be in contradiction to any recorded CC&R’s or other record providing record
notice of a restriction on the use of the property.
F. General Requirements - Vacation Rentals.
1. With the exception of items 1 through 6 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 permitted on properties as follows:
(1) Containing an Accessory Dwelling Unit with a building permit
application submitted on or after January 1, 2020 in compliance with
Government Code Section 66323, as may be amended from time to
time; or
(2) Within a six hundred (600) foot radius of an existing permitted
Vacation Rental except that, at the discretion of the Director or
appellate body as the case may be, within a three hundred (300) foot
radius of an existing Vacation Rental when there is a buffer such as
an arterial, rail right-of-way, flood control channel, stream corridor
or open space easement between the Vacation Rental units.
b. The total number of Vacation Rentals in the City shall not exceed four
hundred (400) rentals at any one time.
c. The owner shall be the applicant and any natural person signing an
application on behalf of an owner shall have legal authority to bind the
owner.
d. A Vacation Rental shall not be rented to multiple separate parties
concurrently.
e. The 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 (24) hours a day, seven (7) days a week, to accept messages
and respond physically to the Vacation Rental within forty-five (45)
minutes, if necessary. The name and contact information of the local
contact person will be made available to the public. The contact information
shall be kept current at all times.
f. Occupancy shall be limited to a maximum of two (2) persons per rented
bedroom.
g. The maximum number of persons on the property at any time shall be
limited to sixteen (16) persons.
h. Prior to issuance of a permit, a physical inspection of the dwelling unit and
property shall be conducted by City staff.
i. Each operator shall maintain a record of each Short-Term-Rental tenant’s
vehicle(s). The record shall minimally consist of the rental period, the
license plate, make, model, and color for each vehicle. The record shall be
made available at any time upon request by the City.
j. Notwithstanding Subdivision B(2), an apartment unit or duplex located in
the Downtown Redding Specific Plan area may be permitted as a Vacation
Rental, subject to the following:
(1) For any parcel located within the Downtown Redding Specific Plan
Core District, the requirements listed in Subdivisions E(7), E(8),
E(10)(b), E(14), F(2)(a)(2), and F(2)(i) shall not apply.
(2) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District and adjacent to a Residential Single-Family
District, the requirement listed in Subdivision F(2)(a)(2) shall apply,
but only as measured to Vacation Rentals located in that Residential
Single-Family District.
(3) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District with a legal non-conforming apartment or
duplex use, the off-street parking requirements listed in
Subdivisions E(7), E(8), E(10)(b), E(14), and F(2)(i) shall not apply.
G. Application Required.
1. Where a Site Development Permit is required by this Section, applicants for a
Short-Term Rental use shall pay the application fee established by resolution of the
City Council and apply for a permit in accordance with the provisions of Chapter
18.11 (Common Procedures), except that notices of the Vacation Rental application
shall be sent to all owners of real property within six hundred (600) feet of the
applicant’s property for a ten (10) business day notification period.
2. In making a determination to approve, conditionally approve, or deny any
application, including an application for renewal, for a Hosted Homestay or
Vacation Rental, the Director, or appellate body as the case may be, may also
consider any factor pertinent to the health, safety and welfare of the immediate
neighborhood or public generally including, but not limited to, ability to comply
with the provisions set forth in this Section, evidence of operation in violation with
this Section, complaints of neighbors, code enforcement activity, timeliness of
business permit renewal, timeliness or non-payment of transient occupancy tax,
proximity of the property to group homes, residential care facilities, and other
neighborhood and site characteristics.
3. Appeal of any determination to approve or deny any application, including an
application for renewal, shall be in accordance with Section 18.11.090, except for
the appeal period shall be ten (10) business days.
H. Suspension and Termination.
1. The Director, or appellate body, shall apply the criteria set forth in Section
18.43.180(G)(2) in determining whether any permit issued pursuant to this Section
shall be suspended or terminated. Notice shall be provided to the applicant pursuant
to the procedure set forth in Section 18.11.060.
2. Appeal of the suspension or termination by the Director of a Vacation Rental Permit
shall be in accordance with the requirements of Section 18.11.090.
3. Appeal of the suspension or termination by the Director of a Hosted Homestay
Permit must be made to the Planning Commission within ten (10) calendar days of
service of the Director’s decision, and appeal of the Planning Commission decision
to the City Council must be made within ten (10) calendar days of service of the
Planning Commission’s determination. Decisions of the City Council are final, and
all challenging a decision of the Director must exhaust all remedies set forth in this
Section 18.43.180(H)(3) prior to bringing a challenge pursuant to Code of Civil
Procedure section 1094.5.
4. Service shall be deemed effective upon the earliest of: 1) announcement by the
approving or appellate body of the decision in the presence of the appellant; 2)
personal service on the appellant of a written notice of decision; or 3) deposit of a
written notice of decision in the United States Mail.
I. Legal Non-Conforming Uses
1. Continuation and abandonment of short-term rentals which are legal
nonconforming uses shall not be governed by Section 18.46.020. The sole
allowances for continuation of a legal non-conforming use as a short-term rental
are by timely renewal of a valid and current short-term rental permit or as follows:
a. A temporary hardship allowance of not more than six (6) months may be
granted by the Director of Development services, or designee, if: 1) a
medical condition of the permittee, spouse, domestic partner, or immediate
family member jeopardizes the ability of the owner to operate the Short -
Term Rental; or 2) the death of a spouse, domestic partner, or immediate
family member of the permittee jeopardizes the ability of the permittee to
operate the Short-Term Rental.
b. A long-term rental allowance may be granted by the Director of
Development Services, or designee, if the permittee provides proof of a
long-term lease of twelve (12) months or longer prior to the expiration of
the Short-Term Rental permit. This allowance may be repeated if the
conditions set forth in this subsection are met. The length of an allowance
shall not exceed the term of the lease or twenty-four (24) months, whichever
is shorter. If an allowance is granted pursuant to this subdivision, the
existing permit shall terminate per its term. However, the Director of
Development Services shall consider said permit to be “active” solely for
the purpose of allowing the permittee to reapply for a permit after the
allowance granted pursuant to this subdivision has lapsed.
J. Enforcement and Remedies. Enforcement of the provisions of this Section 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 through 1.15, inclusive, 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. The Council hereby finds and determines that the enactment of this Ordinance
is exempt from review pursuant to the California Environmental Quality Act (Public Resources Code
section 21000 et seq.) (“CEQA”) because it has no potential to result in either a direct physical change
in the environment or a reasonably foreseeable indirect physical change in the environment. This
Ordinance is exempt from CEQA pursuant to the “common sense” exemption (14 CCR 15061(b)(3)),
as it can be seen with certainty that there is no possibility that the adoption of the Ordinance will have
a significant effect on the environment.
Section 3. Severability. If any provision of this Ordinance or the application thereof to
any person or circumstance is held invalid, the remainder of the Ordinance and the application of such
provision will remain in effect to the extent permitted by law.
Section 4. This Ordinance shall take effect thirty (30) calendar days after the date of its
adoption, and the City Clerk shall certify to the adoption thereof and cause 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 3rd day of June, 2025, and was duly read and adopted
at a regular meeting on the ____ day of _______, 2025, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
___________________________________
JACK MUNNS, Mayor
ATTEST: FORM APPROVED:
_______________________________ ____________________________________
SHARLENE TIPTON, City Clerk CHRISTIAN M. CURTIS, City Attorney
DATE ATTESTED: _______, 2025
STRIKEOUT ORDINANCE – OPTION B
OLD LANGUAGE: STRUCK OUT
NEW LANGUAGE: UNDERLINED
AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18
(ZONING), CHAPTER 18.43 (STANDARDS FOR SPECIFIC LAND USES)
BY AMENDING SECTION 18.43.180 (SHORT TERM RENTALS),
THEREBY MAKING CHANGES TO THE STANDARDS FOR
REGULATION OF SHORT-TERM RENTALS
18.43.180 Short-Term Rentals
A. The purpose of this Section is to establish an appropriate permitting process and standards
for Short-Term Rental of dwelling units throughout the City; 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 “Dwelling Unit,” as defined by Section
18.61.020 under “Residential Structure Types” and excluding apartment units and
duplexes, with more than one habitable room, where, for compensation, individual
overnight room accommodations are provided for a period of less than thirty (30) days.
2. Vacation Rental. An entire “Dwelling Unit,” as defined by Section 18.61.020 under
“Residential Structure Types” and excluding apartment units and duplexes, where, for
compensation, overnight accommodations are provided for a period of less than thirty
(30) days and 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, advertise, or market for
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 following approval process
is established:
1. Hosted Homestay: This use is permitted within all zoning districts subject to obtaining
a Zoning Clearance Letter of Determination from the Director and providing an
affidavit certifying that the owner understands, agrees to, and is in compliance with 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. Permits for Hosted Homestays shall expire twelve (12) months from issuance
and are subject to a requirement for renewal in accordance with this Section.
2. Vacation Rental: This use is permitted within all zoning districts subject to obtaining
a 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 (12) months from issuance and are subject to a requirement for renewal in
accordance with this Section.
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.
2. A maximum of two rooms may be available for rent at any time. A floor plan shall be
submitted with the affidavit indicating the rooms for rent.
3. Occupancy shall be limited to a maximum of two (2) adults persons per rented bedroom.
Room The rental shall be limited to a maximum of 180 rental days per calendar year.
4. The owner shall be the applicant, and other than for purposes of daily routines, the
applicant must occupy the residence at all times when rooms are being provided for rent.
5. At the time of permit renewal, the property owner shall attest they understand and agree
to the Hosted Homestay requirements by signing the Hosted Homestay Affidavit
available at the Development Services Department and any payment due must be
remitted.
6. Except as set forth in Section 18.43.060 as it relates to licensed bed and breakfast inns,
no owner shall cook, prepare or serve for consumption food of any kind for consumption
by the Short-Term-Rental tenant.
7. The applicant shall state in the application the number of on-site parking spaces
available to tenants, but in no case shall it be less than two on-site spaces. Short-Term-
Rental tenant parking spaces shall be within the primary driveway or other on-site
location. No tenant parking in excess of this number of on-site parking spaces is
permitted. No tenant is permitted to park on the street. External changes to a property
such as converting significant areas of front yard landscape for purposes of meeting
parking requirements is not allowed.
8. All required on-site parking spaces (including garage parking if identified at time of
approval) shall be accessible and available to Short-Term-Rental tenants at all times
during the rental periods.
9. 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.
10. The applicant shall post emergency evacuation instructions and "house policies" within
each Short-Term-Rental tenant bedroom. The house policies shall be included in the
rental agreement, and shall be enforced by the applicant. 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 Short-Term-Rental tenant vehicles be parked on the premises, not the
street in compliance with this Section.
11. The property shall not be used to host non-applicant related weddings, parties, and other
similar events.
12. On-site advertising signs or other displays indicating that the residence is being utilized
as a Short-Term Rental are prohibited.
13. No person shall advertise a Short-Term Rental on any media platform when such
advertisement or notice contains an inaccurate or misleading statement of the
requirements of, or indicate amenities not allowed by the Redding Municipal Code
including the number of parking spaces.
14. All advertisements shall include the number of permissible parking spaces.
15. 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 City of Redding transient occupancy tax number and the City of
Redding business license number assigned to the applicant. With submittal of transient
occupancy taxes, the applicant shall also submit a statement indicating the number of
Short-Term-Rental tenant stays, and the number of Short-Term-Rental tenants for the
reporting period.
16. The permit is not transferrable to a subsequent property owner or to another property.
17. 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 and no permit shall be issued when it is
demonstrated by substantial evidence that issuance of a permit will be in contradiction
to any recorded CC&R’s or other record providing record notice of a restriction on the
use of the property.
F. General Requirements - Vacation Rentals.
1. With the exception of items 1 through 6 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 permitted on properties as follows:
(1) Containing an Accessory Dwelling Unit with a building permit application
submitted on or after January 1, 2020 in compliance with Government Code
Section 65852.2 66323, as may be amended from time to time; or
(2) Within a six hundred (600) foot radius of an existing permitted Vacation
Rental except that, at the discretion of the Director or appellate body as the
case may be, within a three hundred (300) foot radius of an existing
Vacation Rental when there is a buffer such as an major arterial, rail right-
of-way, flood control channel, or stream corridor or open space easement
between the Vacation Rental units.
b. The total number of Vacation Rentals in the City shall not exceed four hundred
(400) rentals at any one time.
c. The owner shall be the applicant and any natural person signing an application
on behalf of an owner shall have legal authority to bind the owner.
d. A Vacation Rental shall not be rented to multiple separate parties concurrently.
e. The 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 (24) hours a
day, seven (7) days a week, to accept telephone calls messages and respond
physically to the Vacation Rental within forty-five (45) minutes, if necessary.
The name and contact information of the local contact person will be made
available to the public. The contact information shall be kept current at all times.
f. Occupancy shall be limited to a maximum of two (2) adults persons per rented
bedroom.
g. The maximum number of persons on the property at any time shall be limited to
sixteen (16) persons.
h. Prior to issuance of a permit, a physical inspection of the dwelling unit and
property shall be conducted by City staff.
i. Each operator shall maintain a record of each Short-Term-Rental tenant’s
vehicle(s). The record shall minimally consist of the rental period, the license
plate, make, model, and color for each vehicle. The record shall be made available
at any time upon request by the City.
j. Notwithstanding Subdivision B(2), an apartment unit or duplex located in the
Downtown Redding Specific Plan area may be permitted as a Vacation Rental,
subject to the following:
(1) For any parcel located within the Downtown Redding Specific Plan Core
District, Tthe requirements listed in Subdivisions E(7), E(8), E(10)(b),
E(14), and F(2)(a)(2), and F(2)(i) shall not apply. to a Vacation Rental
located within the Downtown Redding Specific Plan Core District.
Notwithstanding Subdivision B(2), an apartment unit located in the
Downtown Redding Specific Plan Core District may be permitted as a
Short-Term Rental.
(2) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District and adjacent to a Residential Single-Family District,
the requirement listed in Subdivision F(2)(a)(2) shall apply, but only as
measured to Vacation Rentals located in that Residential Single-Family
District.
(3) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District with a legal non-conforming apartment or duplex use,
the off-street parking requirements listed in Subdivisions E(7), E(8),
E(10)(b), E(14), and F(2)(i) shall not apply.
G. Application Required.
1. Where a Site Development Permit is required by this Section, applicants for a Short -
Term Rental use shall pay the application fee established by resolution of the City
Council and apply for a permit in accordance with the provisions of Chapter 18.11
(Common Procedures), except that notices of the Vacation Rental application shall be
sent to all owners of real property within six hundred (600) feet of the applicant’s
property for a ten (10) business day notification period.
2. In making a determination to approve, conditionally approve, or deny any application,
including an application for renewal, for a Hosted Homestay or Vacation Rental, the
Director, or appellate body as the case may be, may also consider any factor pertinent
to the health, safety and welfare of the immediate neighborhood or public generally
including, but not limited to, ability to comply with the provisions set forth in this
Section, evidence of operation in violation with this Section, complaints of neighbors,
code enforcement activity, timeliness of business permit renewal, timeliness or non-
payment of transient occupancy tax, proximity of the property to group homes,
residential care facilities, and other neighborhood and site characteristics.
3. Appeal of any determination to approve or deny any application, including an
application for renewal, shall be in accordance with Section 18.11.090, except for the
appeal period shall be ten (10) business days.
H. Suspension and Termination.
1. The Director, or appellate body, shall apply the criteria set forth in Section
18.43.180(G)(2) in determining whether any permit issued pursuant to this Section
shall be suspended or terminated. Notice shall be provided to the applicant pursuant to
the procedure set forth in Section 18.11.060.
2. Appeal of the suspension or termination by the Director of a Vacation Rental Permit
shall be in accordance with the requirements of Section 18.11.090.
3. Appeal of the suspension or termination by the Director of a Hosted Homestay Permit
must be made to the Planning Commission within ten (10) calendar days of service of
the Director’s decision, and appeal of the Planning Commission decision to the City
Council must be made within ten (10) calendar days of service of the Planning
Commission’s determination. Decisions of the City Council are final, and all
challenging a decision of the Director must exhaust all remedies set forth in this Section
18.43.180(H)(3) prior to bringing a challenge pursuant to Code of Civil Procedure
section 1094.5.
4. Service shall be deemed effective upon the earliest of: 1) announcement by the
approving or appellate body of the decision in the presence of the appellant; 2) personal
service on the appellant of a written notice of decision; or 3) deposit of a written notice
of decision in the United States Mail.
I. Legal Non-Conforming Uses
1. Continuation and abandonment of short-term rentals which are legal nonconforming
uses shall not be governed by Section 18.46.020. The sole allowances for continuation
of a legal non-conforming use as a short-term rental are by timely renewal of a valid
and current short-term rental permit or as follows:
a. A temporary hardship allowance of not more than six (6) months may be granted
by the Director of Development services, or designee, if: 1) a medical condition
of the permittee, spouse, domestic partner, or immediate family member
jeopardizes the ability of the owner to operate the Short-Term Rental; or 2) the
death of a spouse, domestic partner, or immediate family member of the permittee
jeopardizes the ability of the permittee to operate the Short-Term Rental.
b. A long-term rental allowance may be granted by the Director of Development
Services, or designee, if the permittee provides proof of a long-term lease of
twelve (12) months or longer prior to the expiration of the Short-Term Rental
permit. This exemption allowance may be repeated if the conditions set forth in
this subsection are met. The length of an exemption allowance shall not exceed
the term of the lease or twenty-four (24) months, whichever is shorter. If an
allowance is granted pursuant to this subdivision, the existing permit shall
terminate per its term. However, the Director of Development Services shall
consider said permit to be “active” solely for the purpose of allowing the
permittee to reapply for a permit after the allowance granted pursuant to this
subdivision has lapsed.
J. Enforcement and Remedies. Enforcement of the provisions of this Section 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 through 1.15, inclusive, 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).
PF
RS-3.5
DMUD-SP-BH
PF
DCD-SP-BH
GC
RM-6
OS
GO
GO
LO
PF
DMUD-SP
GC
GO
HC
GO-BH
GC-VR
RM-9
DMUD-SP-BH
RM-20
DMUD-SP
DMUD-SP
GO
LO
RM-9
RM-9
LO
LO
PF
GO
GO
NC
RM-9
OS
LO
RM-9
NC
RM-12
RM-9
OS
RM-18
RM-9
OS
RS-3.5
OS-SP
PF
PF
GC-VR
RM-12
RS-4
RS-4
RS-3.5
RS-4
LO
PF-SP
RS-3.5
DMUD-SP-BH
DMUD-SP-BH
PF
GC-VR
RM-20
DMUD-SP
RS-3.5
C
o
u
r
t
S
t
Cyp
r
e
s
s
A
v
e
E
a
s
t
S
t
C
a
l
i
f
o
r
n
i
a
S
t
N
C
o
u
r
t
S
t
M
a
r
k
e
t
S
t
M
a
r
k
e
t
S
t
W
e
s
t
S
t
W
i
l
l
i
s
S
t
Gol
d
S
t
R
a
i
l
r
o
a
d
A
v
e
C
o
n
t
i
n
e
n
t
a
l
S
t
Su ndial Brid
g
e
D
r
Gr
a
p
e
A
v
e
Traveled Way
O
r
e
g
o
n
S
t
C
h
e
s
t
n
u
t
S
t
W
a
l
d
o
n
S
t
Lin
c
o
l
n
S
t
V
e
r
d
a
S
t
S
e
q
u
o
i
a
S
t
G
a
r
d
e
n
A
v
e
Placer S
t
L
i
b
e
r
t
y
S
t
C
e
n
t
e
r
S
t
Tehama
S
t
P
i
n
e
S
t
Cliff Dr
Ele
v
e
n
t
h
S
t
Ad
a
S
t
Lee St
O a k R i d g e D r
Florenc
e
S
t
T
e
r
r
a
c
e
S
t
Auditorium D r
L o w e S t
Rose Ave
P r i n c e S t
Hill St
A
m
e
lia Ct
Civ
i
c
C
e
n
t
e
r
D
r
G
i
l
b
e
r
t
S
t
Vi
s
t
a
A
v
e
G
r
a
c
e
A
v
e
C
re
stvie
w
A
v
e
S a c r a m e n t o S t
H
a
lverso n C t
Shasta
S
t
Yuba St
C
e
n
t
e
r
S
t
Sacram
e
n
t
o
S
t
Gold St
Gold St
Sonoma St
Butte S
t
Grape Ave
Gold St
Trinity S
t
Sou
t
h
S
t
E
a
s
t
S
t
Riverside Dr
C
h
e
s
t
n
ut St
Butte St
L
i
b
e
r
t
y
S
t
B
e
n
t
o
n
D
r
W
e
s
t
S
t
South S
t
Eureka
W
a
y
P
i
n
e
S
t
Placer S
t
M
a
r
k
e
t
S
t
MTG. DATE:
ITEM:
ATTACHMENT:
GIS DIVISION
INFORMATION TECHNOLOGY DEPARTMENT
DATE PRODUCED:
0 400200 Feet-ZONING MAP
P:\Planning\ProProjects\General Location\DowntownSP_Location.aprx
MAY 1, 2024
Downtown Specific Boundary
DMUD District
SACRAMENT
O
R
I
V
E
R
DOWNTOWN SPECIFIC PLAN
CITY OF REDDING
C
o
u
r
t
S
t
Cyp
r
e
s
s
A
v
e
South S
t
E
a
s
t
S
t
Shasta
S
t
N
C
o
u
r
t
S
t
P
i
n
e
S
t
M
a
r
k
e
t
S
t
C
a
l
i
f
o
r
n
i
a
S
t
M
a
r
k
e
t
S
t
W
e
s
t
S
t
Gol
d
S
t
Yuba S
t
R
a
i
l
r
o
a
d
A
v
e
C
o
n
t
i
n
e
n
t
a
l
S
t
O
r
e
g
o
n
S
t
C
h
e
s
t
n
u
t
S
t
W
a
l
d
o
n
S
t
C
a
l
i
f
o
r
n
i
a
S
t
Lin
c
o
l
n
S
t
V
e
r
d
a
S
t
S
e
q
u
o
i
a
S
t
G
a
r
d
e
n
A
v
e
Placer S
t
Placer S
t
C
e
n
t
e
r
S
t
Tehama
S
t
P
i
n
e
S
t
E
a
s
t
S
t
Eureka
W
a
y
Lee St
Florenc
e
S
t
P r i n c e S t
G
i
l
b
e
r
t
S
t
G
r
a
c
e
A
v
e
Butte S
t
Yuba S
t
C
e
n
t
e
r
S
t
Sacram
e
n
t
o
S
t
Sonoma St
Butte S
t
Gold St
Grape Ave
Trinity S
t
So
u
t
h
S
t
E
a
s
t
S
t
Riverside Dr
L
i
b
e
r
t
y
S
t
Downtown Residential Use
City of Redding /
Print Date: May 19, 2025
0 1,000500
Feet
P:
\
P
l
a
n
n
i
n
g
\
P
r
o
P
r
o
j
e
c
t
s
\
S
h
o
r
t
T
e
r
m
R
e
n
t
a
l
s
\
S
h
o
r
t
T
e
r
m
R
e
n
t
a
l
s
.
a
p
r
x
Residential Use
Mixed-use
Multi-family
Single-family
Parcel
Building Footprints
Downtown Mixed-Use District
Downtown Core
Sacramento Rive r
DCD DMUD
SF Units 3 21
MF Units 140 317
MU Units 206 10
Total 349 348
Affordable Units 277 34
Market Units 72 314
CITY OF REDDING
REPORT TO REDDING PLANNING COMMISSION
Recommendation
Conduct a public hearing, and upon conclusion, recommend that the City Council adopt an
Ordinance amending Title 18, Zoning, of the Redding Municipal Code as it pertains to short-term
rentals.
Background
On June 20, 2023, the City Council (Council) considered and approved the latest amendments to
the Short-Term Rental Ordinance, consisting primarily of the following revisions:
• Added a City-wide cap of 400 units for Vacation Rentals;
• Adopted a density buffer separation of 600 feet between Vacation Rentals;
• Refined the definition for Hosted Homestay and Vacation Rental to exclude apartment
units and duplexes, except that Vacation Rentals may be permitted in apartment units
only in the Downtown Core District;
• Required a property inspection prior to issuance of a permit for Vacation Rentals;
• Established annual renewals for Hosted Homestays.
Nearly one year after the adoption of these amendments, staff made a presentation to Council on
May 7, 2024, and provided general updates regarding implementation of the ordinance. Staff
had received a number of inquiries from owners of apartment units in the Downtown Mixed-Use
District (DMUD) who wished to obtain permits to operate a Vacation Rental at their property.
However, the ordinance did not (and still does not) allow for Vacation Rentals in apartment or
duplex units in the DMUD. Therefore, a significant point of discussion with the Council on
May 7, 2024 was whether or not to modify the ordinance to allow for this use. Council offered
some initial feedback, but ultimately directed staff to review the ordinance and bring back
recommendations for the Planning Commission to consider.
MEETING DATE: April 22, 2025
ITEM NO. 4(b)2
FROM:
***APPROVED BY***
jpagan@cityofredding.org
SUBJECT: 4(b)2-- Rezoning Application RZ-2025-00477, by the City of Redding, to
consider an amendment to the City’s Zoning Ordinance pertaining to modifications to the short-
term rental requirements (Section 18.43.180).
Packet Pg. 52
Report to Redding Planning Commission April 18, 2025
Re: 4(b)2-- Rezoning Application RZ-2025-00477, by City of Redding Page 2
Since the May 7, 2024 Council meeting, staff has continued to receive feedback from downtown
property owners requesting revisions to the ordinance that would allow for the operation of
Vacation Rentals in their apartment or duplex units located in the DMUD. Accordingly, staff
has analyzed this option, and determined that it is appropriate to allow for this use based on the
following:
• Vacation Rentals are already permitted for apartment units in the Downtown Core
District and expansion of this use to the DMUD is logical.
• The vision of the Downtown Specific Plan (DTSP) is, in part, to create a downtown that
is, “economically vibrant, and … inviting to residents and visitors alike.”
• A guiding principle of the DTSP is to “develop a mix of downtown land uses that attract
and meet the needs of the community and visitors.”
• The zoning districts to the north, west, and south of the DMUD are largely General
Commercial (GC), Public Facilities (PF), General Office (GO), and Residential Multiple
Family (RM-9 and RM-20). These zoning districts act as a natural buffer between the
more intensive short-term rental land use and neighboring single-family zoning districts.
• The Garden Tract neighborhood comprises the single-family zoning district to the east of
the DMUD with no other zoning districts in between to act as a buffer. The proposed
code amendments recognize this fact and require the 600-foot buffer rule be applied in
this case, thereby softening the impact of the short-term rental land use on single-family
zoning districts, which is consistent with the rules applied throughout the rest of the City.
The proposed code amendments are divided into two categories: 1) Vacation Rentals in
Apartment Units and Duplexes in the DMUD, and 2) minor “clean-up” items. The proposed text
amendments are summarized as follows:
Vacation Rentals in Apartment Units and Duplexes in the DMUD
Section 18.43.180(F)(2)(j): Add section to allow Vacation Rentals in duplexes in the Downtown
Redding Specific Plan Core District and expand the allowance of Vacation Rentals in apartment
units and duplexes in the Downtown Redding Specific Plan Mixed-Use District.
Section 18.43.180(F)(2)(j)(1): Amend and clarify regulations not applicable to Vacation Rentals
in the Downtown Redding Specific Plan Core District.
Section 18.43.180(F)(2)(j)(2): Add section and clarify that Vacation Rental buffer requirements
are only applicable to parcels in the Downtown Redding Specific Plan Mixed-Use District
adjacent to a Residential Single-Family District.
Section 18.43.180(F)(2)(j)(3): Add section to clarify regulations not applicable to Vacation
Rentals on parcels in the Downtown Redding Specific Plan Mixed-Use District with a legal
non-conforming apartment or duplex use.
Minor Clean-Up Items
Section 18.43.180(C)(1): Amend Hosted Homestay permit type to be consistent with standard
operating procedures.
Packet Pg. 53
Report to Redding Planning Commission April 18, 2025
Re: 4(b)2-- Rezoning Application RZ-2025-00477, by City of Redding Page 3
Section 18.43.180(E)(3): Amend Hosted Homestay rental occupant type to align with industry
standard and minor revision of verbiage.
Section 18.43.180(F)(2)(a)(1): Correct the reference to the appropriate Government Code
Section.
Section 18.43.180(F)(2)(a)(2): Amend the type of road classification and add open space
easement as natural buffer allowances.
Section 18.43.180(F)(2)(e): Clarify local contact availability for responding to operation
questions or concerns.
Section 18.43.180(F)(2)(f): Amend Vacation Rental occupant type to align with industry
standard and minor revision of terms.
Section 18st.43.180(I)(1)(b): Amend term language.
Alternatives
The Planning Commission has the option of recommending that the City Council adopt or not
adopt the proposed amendments or direct staff to modify the proposed amendments prior to
consideration by the Council. Should changes be requested, the Commission should provide
clear direction to staff.
Environmental Determination
The proposed ordinance is not a “project” as defined in the California Environmental Quality Act
(CEQA) and, therefore, is not subject to the provisions requiring environmental review.
Planning Commission Authority
Section 18.10.030 of the Zoning Ordinance authorizes the Planning Commission to make
recommendations to the City Council on amendments to Title 18.
Conclusions
Adoption of the proposed minor amendments to the text of the Redding Municipal Code would
bring consistency, clarify the intent of the existing regulations, and further enhance the variety of
lodging available to travelers within our growing and vibrant Downtown, consistent with the
goals and policies of the Downtown Specific Plan. Therefore, staff recommends that the
Commission recommend adoption of the proposed amendments by the Council.
Attachments
Downtown Specific Plan Zoning Map
Chapter 18.43.180, Proposed Amended STR Ordinance
Chapter 18.43.180, Proposed Amended STR Ordinance Strikeout Version
Packet Pg. 54
PF
RS-3.5
DMUD-SP-BH
PF
DCD-SP-BH
GC
RM-6
OS
GO
GO
LO
PF
DMUD-SP
GC
GO
HC
GO-BH
GC-VR
RM-9
DMUD-SP-BH
RM-20
DMUD-SP
DMUD-SP
GO
LO
RM-9
RM-9
LO
LO
PF
GO
GO
NC
RM-9
OS
LO
RM-9
NC
RM-12
RM-9
OS
RM-18
RM-9
OS
RS-3.5
OS-SP
PF
PF
GC-VR
RM-12
RS-4
RS-4
RS-3.5
RS-4
LO
PF-SP
RS-3.5
DMUD-SP-BH
DMUD-SP-BH
PF
GC-VR
RM-20
DMUD-SP
RS-3.5
C
o
u
r
t
S
t
Cyp
r
e
s
s
A
v
e
E
a
s
t
S
t
C
a
l
i
f
o
r
n
i
a
S
t
N
C
o
u
r
t
S
t
M
a
r
k
e
t
S
t
M
a
r
k
e
t
S
t
W
e
s
t
S
t
W
i
l
l
i
s
S
t
Gol
d
S
t
R
a
i
l
r
o
a
d
A
v
e
C
o
n
t
i
n
e
n
t
a
l
S
t
Su ndial Brid
g
e
D
r
Gr
a
p
e
A
v
e
Traveled Way
O
r
e
g
o
n
S
t
C
h
e
s
t
n
u
t
S
t
W
a
l
d
o
n
S
t
Lin
c
o
l
n
S
t
V
e
r
d
a
S
t
S
e
q
u
o
i
a
S
t
G
a
r
d
e
n
A
v
e
Placer S
t
L
i
b
e
r
t
y
S
t
C
e
n
t
e
r
S
t
Tehama
S
t
P
i
n
e
S
t
Cliff Dr
Ele
v
e
n
t
h
S
t
Ad
a
S
t
Lee St
O a k R i d g e D r
Florenc
e
S
t
T
e
r
r
a
c
e
S
t
Auditorium D r
L o w e S t
Rose Ave
P r i n c e S t
Hill St
A
m
e
lia Ct
Civ
i
c
C
e
n
t
e
r
D
r
G
i
l
b
e
r
t
S
t
Vi
s
t
a
A
v
e
G
r
a
c
e
A
v
e
C
re
stvie
w
A
v
e
S a c r a m e n t o S t
H
a
lverso n C t
Shasta
S
t
Yuba St
C
e
n
t
e
r
S
t
Sacram
e
n
t
o
S
t
Gold St
Gold St
Sonoma St
Butte S
t
Grape Ave
Gold St
Trinity S
t
Sou
t
h
S
t
E
a
s
t
S
t
Riverside Dr
C
h
e
s
t
n
ut St
Butte St
L
i
b
e
r
t
y
S
t
B
e
n
t
o
n
D
r
W
e
s
t
S
t
South S
t
Eureka
W
a
y
P
i
n
e
S
t
Placer S
t
M
a
r
k
e
t
S
t
MTG. DATE:
ITEM:
ATTACHMENT:
GIS DIVISION
INFORMATION TECHNOLOGY DEPARTMENT
DATE PRODUCED:
0 400200 Feet-ZONING MAP
P:\Planning\ProProjects\General Location\DowntownSP_Location.aprx
MAY 1, 2024
Downtown Specific Boundary
DMUD District
SACRAMENT
O
R
I
V
E
R
DOWNTOWN SPECIFIC PLAN
CITY OF REDDING
Packet Pg. 55
At
t
a
c
h
m
e
n
t
:
D
o
w
n
t
o
w
n
S
p
e
c
i
f
i
c
P
l
a
n
Z
o
n
i
n
g
M
a
p
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
R
e
d
d
i
n
g
)
DRAFT NEW ORDINANCE
ORDINANCE NO. ______
AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18
(ZONING), CHAPTER 18.43 (STANDARDS FOR SPECIFIC LAND USES)
BY AMENDING SECTION 18.43.180 (SHORT TERM RENTALS),
THEREBY MAKING CHANGES TO THE STANDARDS FOR
REGULATION OF SHORT-TERM RENTALS
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 amended to read in its entirety as follows:
18.43.180 Short-Term Rentals
A. The purpose of this Section is to establish an appropriate permitting process and standards
for Short-Term Rental of dwelling units throughout the City; 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 “Dwelling Unit,” as defined by Section
18.61.020 under “Residential Structure Types” and excluding apartment units and
duplexes, with more than one habitable room, where, for compensation, individual
overnight room accommodations are provided for a period of less than thirty (30) days.
2. Vacation Rental. An entire “Dwelling Unit,” as defined by Section 18.61.020 under
“Residential Structure Types” and excluding apartment units and duplexes, where, for
compensation, overnight accommodations are provided for a period of less than thirty
(30) days and 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, advertise, or market for
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 following approval process
is established:
1. Hosted Homestay: This use is permitted within all zoning districts subject to obtaining
a Letter of Determination from the Director and providing an affidavit certifying that
Packet Pg. 56
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
R
e
d
d
i
n
g
)
the owner understands, agrees to, and is in compliance with 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.
Permits for Hosted Homestays shall expire twelve (12) months from issuance and are
subject to a requirement for renewal in accordance with this Section.
2. Vacation Rental: This use is permitted within all zoning districts subject to obtaining
a 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 (12) months from issuance and are subject to a requirement for renewal in
accordance with this Section.
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.
2. A maximum of two rooms may be available for rent at any time. A floor plan shall be
submitted with the affidavit indicating the rooms for rent.
3. Occupancy shall be limited to a maximum of two (2) persons per rented bedroom. The
rental shall be limited to a maximum of 180 rental days per calendar year.
4. The owner shall be the applicant, and other than for purposes of daily routines, the
applicant must occupy the residence at all times when rooms are being provided for rent.
5. At the time of permit renewal, the property owner shall attest they understand and agree
to the Hosted Homestay requirements by signing the Hosted Homestay Affidavit
available at the Development Services Department and any payment due must be
remitted.
6. Except as set forth in Section 18.43.060 as it relates to licensed bed and breakfast inns,
no owner shall cook, prepare or serve for consumption food of any kind for consumption
by the Short-Term-Rental tenant.
7. The applicant shall state in the application the number of on-site parking spaces
available to tenants, but in no case shall it be less than two on-site spaces. Short-Term-
Rental tenant parking spaces shall be within the primary driveway or other on-site
location. No tenant parking in excess of this number of on-site parking spaces is
permitted. No tenant is permitted to park on the street. External changes to a property
such as converting significant areas of front yard landscape for purposes of meeting
parking requirements is not allowed.
Packet Pg. 57
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
R
e
d
d
i
n
g
)
8. All required on-site parking spaces (including garage parking if identified at time of
approval) shall be accessible and available to Short-Term-Rental tenants at all times
during the rental periods.
9. 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.
10. The applicant shall post emergency evacuation instructions and "house policies" within
each Short-Term-Rental tenant bedroom. The house policies shall be included in the
rental agreement, and shall be enforced by the applicant. 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 Short-Term-Rental tenant vehicles be parked on the premises, not the
street in compliance with this Section.
11. The property shall not be used to host non-applicant related weddings, parties, and other
similar events.
12. On-site advertising signs or other displays indicating that the residence is being utilized
as a Short-Term Rental are prohibited.
13. No person shall advertise a Short-Term Rental on any media platform when such
advertisement or notice contains an inaccurate or misleading statement of the
requirements of, or indicate amenities not allowed by the Redding Municipal Code
including the number of parking spaces.
14. All advertisements shall include the number of permissible parking spaces.
15. 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 City of Redding transient occupancy tax number and the City of
Redding business license number assigned to the applicant. With submittal of transient
occupancy taxes, the applicant shall also submit a statement indicating the number of
Short-Term-Rental tenant stays, and the number of Short-Term-Rental tenants for the
reporting period.
16. The permit is not transferrable to a subsequent property owner or to another property.
17. 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 and no permit shall be issued when it is
demonstrated by substantial evidence that issuance of a permit will be in contradiction
Packet Pg. 58
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
R
e
d
d
i
n
g
)
to any recorded CC&R’s or other record providing record notice of a restriction on the
use of the property.
F. General Requirements - Vacation Rentals.
1. With the exception of items 1 through 6 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 permitted on properties as follows:
(1) Containing an Accessory Dwelling Unit with a building permit application
submitted on or after January 1, 2020 in compliance with Government Code
Section 66323, as may be amended from time to time; or
(2) Within a six hundred (600) foot radius of an existing permitted Vacation
Rental except that, at the discretion of the Director or appellate body as the
case may be, within a three hundred (300) foot radius of an existing
Vacation Rental when there is a buffer such as an arterial, rail right-of-way,
flood control channel, stream corridor or open space easement between the
Vacation Rental units.
b. The total number of Vacation Rentals in the City shall not exceed four hundred
(400) rentals at any one time.
c. The owner shall be the applicant and any natural person signing an application
on behalf of an owner shall have legal authority to bind the owner.
d. A Vacation Rental shall not be rented to multiple separate parties concurrently.
e. The 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 (24) hours a
day, seven (7) days a week, to accept messages and respond physically to the
Vacation Rental within forty-five (45) minutes, if necessary. The name and
contact information of the local contact person will be made available to the
public. The contact information shall be kept current at all times.
f. Occupancy shall be limited to a maximum of two (2) persons per rented bedroom.
Packet Pg. 59
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
R
e
d
d
i
n
g
)
g. The maximum number of persons on the property at any time shall be limited to
sixteen (16) persons.
h. Prior to issuance of a permit, a physical inspection of the dwelling unit and
property shall be conducted by City staff.
i. Each operator shall maintain a record of each Short-Term-Rental tenant’s
vehicle(s). The record shall minimally consist of the rental period, the license
plate, make, model, and color for each vehicle. The record shall be made available
at any time upon request by the City.
j. Notwithstanding Subdivision B(2), an apartment unit or duplex located in the
Downtown Redding Specific Plan area may be permitted as a Vacation Rental,
subject to the following:
(1) For any parcel located within the Downtown Redding Specific Plan Core
District, the requirements listed in Subdivisions E(7), E(8), E(10)(b),
E(14), F(2)(a)(2), and F(2)(i) shall not apply.
(2) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District and adjacent to a Residential Single-Family District,
the requirement listed in Subdivision F(2)(a)(2) shall apply, but only as
measured to Vacation Rentals located in that Residential Single-Family
District.
(3) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District with a legal non-conforming apartment or duplex use,
the off-street parking requirements listed in Subdivisions E(7), E(8),
E(10)(b), E(14), and F(2)(i) shall not apply.
G. Application Required.
1. Where a Site Development Permit is required by this Section, applicants for a Short-
Term Rental use shall pay the application fee established by resolution of the City
Council and apply for a permit in accordance with the provisions of Chapter 18.11
(Common Procedures), except that notices of the Vacation Rental application shall be
sent to all owners of real property within six hundred (600) feet of the applicant’s
property for a ten (10) business day notification period.
2. In making a determination to approve, conditionally approve, or deny any application,
including an application for renewal, for a Hosted Homestay or Vacation Rental, the
Director, or appellate body as the case may be, may also consider any factor pertinent
to the health, safety and welfare of the immediate neighborhood or public generally
including, but not limited to, ability to comply with the provisions set forth in this
Section, evidence of operation in violation with this Section, complaints of neighbors,
code enforcement activity, timeliness of business permit renewal, timeliness or non-
payment of transient occupancy tax, proximity of the property to group homes,
residential care facilities, and other neighborhood and site characteristics.
Packet Pg. 60
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
R
e
d
d
i
n
g
)
3. Appeal of any determination to approve or deny any application, including an
application for renewal, shall be in accordance with Section 18.11.090, except for the
appeal period shall be ten (10) business days.
H. Suspension and Termination.
1. The Director, or appellate body, shall apply the criteria set forth in Section
18.43.180(G)(2) in determining whether any permit issued pursuant to this Section
shall be suspended or terminated. Notice shall be provided to the applicant pursuant to
the procedure set forth in Section 18.11.060.
2. Appeal of the suspension or termination by the Director of a Vacation Rental Permit
shall be in accordance with the requirements of Section 18.11.090.
3. Appeal of the suspension or termination by the Director of a Hosted Homestay Permit
must be made to the Planning Commission within ten (10) calendar days of service of
the Director’s decision, and appeal of the Planning Commission decision to the City
Council must be made within ten (10) calendar days of service of the Planning
Commission’s determination. Decisions of the City Council are final, and all
challenging a decision of the Director must exhaust all remedies set forth in this Section
18.43.180(H)(3) prior to bringing a challenge pursuant to Code of Civil Procedure
section 1094.5.
4. Service shall be deemed effective upon the earliest of: 1) announcement by the
approving or appellate body of the decision in the presence of the appellant; 2) personal
service on the appellant of a written notice of decision; or 3) deposit of a written notice
of decision in the United States Mail.
I. Legal Non-Conforming Uses
1. Continuation and abandonment of short-term rentals which are legal nonconforming
uses shall not be governed by Section 18.46.020. The sole allowances for continuation
of a legal non-conforming use as a short-term rental are by timely renewal of a valid
and current short-term rental permit or as follows:
a. A temporary hardship allowance of not more than six (6) months may be granted
by the Director of Development services, or designee, if: 1) a medical condition
of the permittee, spouse, domestic partner, or immediate family member
jeopardizes the ability of the owner to operate the Short-Term Rental; or 2) the
death of a spouse, domestic partner, or immediate family member of the permittee
jeopardizes the ability of the permittee to operate the Short-Term Rental.
b. A long-term rental allowance may be granted by the Director of Development
Services, or designee, if the permittee provides proof of a long-term lease of
twelve (12) months or longer prior to the expiration of the Short-Term Rental
permit. This allowance may be repeated if the conditions set forth in this
subsection are met. The length of an allowance shall not exceed the term of the
Packet Pg. 61
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
R
e
d
d
i
n
g
)
lease or twenty-four (24) months, whichever is shorter. If an allowance is granted
pursuant to this subdivision, the existing permit shall terminate per its term.
However, the Director of Development Services shall consider said permit to be
“active” solely for the purpose of allowing the permittee to reapply for a permit
after the allowance granted pursuant to this subdivision has lapsed.
J. Enforcement and Remedies. Enforcement of the provisions of this Section 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 through 1.15, inclusive, 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. The Council hereby finds and determines that the enactment of this Ordinance
is exempt from review pursuant to the California Environmental Quality Act (Public Resources Code
section 21000 et seq.) (“CEQA”) because it has no potential to result in either a direct physical change
in the environment or a reasonably foreseeable indirect physical change in the environment. This
Ordinance is exempt from CEQA pursuant to the “common sense” exemption (14 CCR 15061(b)(3)),
as it can be seen with certainty that there is no possibility that the adoption of the Ordinance will have
a significant effect on the environment.
Section 3. Severability. If any provision of this Ordinance or the application thereof to
any person or circumstance is held invalid, the remainder of the Ordinance and the application of such
provision will remain in effect to the extent permitted by law.
Section 4. This Ordinance shall take effect thirty (30) calendar days after the date of its
adoption, and the City Clerk shall certify to the adoption thereof and cause 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 2nd day of May, 2025, and was duly read and adopted
at a regular meeting on the ____ day of _______, 2025, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
___________________________________
JACK MUNNS, Mayor
Packet Pg. 62
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
R
e
d
d
i
n
g
)
ATTEST: FORM APPROVED:
_______________________________ ____________________________________
SHARLENE TIPTON, City Clerk CHRISTIAN CURTIS, City Attorney
DATE ATTESTED: May ____, 2025
Packet Pg. 63
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
R
e
d
d
i
n
g
)
STRIKEOUT ORDINANCE
OLD LANGUAGE: STRUCK OUT
NEW LANGUAGE: UNDERLINED
AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18
(ZONING), CHAPTER 18.43 (STANDARDS FOR SPECIFIC LAND USES)
BY AMENDING SECTION 18.43.180 (SHORT TERM RENTALS),
THEREBY MAKING CHANGES TO THE STANDARDS FOR
REGULATION OF SHORT-TERM RENTALS
18.43.180 Short-Term Rentals
A. The purpose of this Section is to establish an appropriate permitting process and standards
for Short-Term Rental of dwelling units throughout the City; 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 “Dwelling Unit,” as defined by Section
18.61.020 under “Residential Structure Types” and excluding apartment units and
duplexes, with more than one habitable room, where, for compensation, individual
overnight room accommodations are provided for a period of less than thirty (30) days.
2. Vacation Rental. An entire “Dwelling Unit,” as defined by Section 18.61.020 under
“Residential Structure Types” and excluding apartment units and duplexes, where, for
compensation, overnight accommodations are provided for a period of less than thirty
(30) days and 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, advertise, or market for
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 following approval process
is established:
1. Hosted Homestay: This use is permitted within all zoning districts subject to obtaining
a Zoning Clearance Letter of Determination from the Director and providing an
affidavit certifying that the owner understands, agrees to, and is in compliance with 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
Packet Pg. 64
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
S
t
r
i
k
e
o
u
t
V
e
r
s
i
o
n
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
Council. Permits for Hosted Homestays shall expire twelve (12) months from issuance
and are subject to a requirement for renewal in accordance with this Section.
2. Vacation Rental: This use is permitted within all zoning districts subject to obtaining
a 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 (12) months from issuance and are subject to a requirement for renewal in
accordance with this Section.
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.
2. A maximum of two rooms may be available for rent at any time. A floor plan shall be
submitted with the affidavit indicating the rooms for rent.
3. Occupancy shall be limited to a maximum of two (2) adults persons per rented bedroom.
Room The rental shall be limited to a maximum of 180 rental days per calendar year.
4. The owner shall be the applicant, and other than for purposes of daily routines, the
applicant must occupy the residence at all times when rooms are being provided for rent.
5. At the time of permit renewal, the property owner shall attest they understand and agree
to the Hosted Homestay requirements by signing the Hosted Homestay Affidavit
available at the Development Services Department and any payment due must be
remitted.
6. Except as set forth in Section 18.43.060 as it relates to licensed bed and breakfast inns,
no owner shall cook, prepare or serve for consumption food of any kind for consumption
by the Short-Term-Rental tenant.
7. The applicant shall state in the application the number of on-site parking spaces
available to tenants, but in no case shall it be less than two on-site spaces. Short-Term-
Rental tenant parking spaces shall be within the primary driveway or other on-site
location. No tenant parking in excess of this number of on-site parking spaces is
permitted. No tenant is permitted to park on the street. External changes to a property
such as converting significant areas of front yard landscape for purposes of meeting
parking requirements is not allowed.
8. All required on-site parking spaces (including garage parking if identified at time of
approval) shall be accessible and available to Short-Term-Rental tenants at all times
during the rental periods.
Packet Pg. 65
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
S
t
r
i
k
e
o
u
t
V
e
r
s
i
o
n
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
9. 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.
10. The applicant shall post emergency evacuation instructions and "house policies" within
each Short-Term-Rental tenant bedroom. The house policies shall be included in the
rental agreement, and shall be enforced by the applicant. 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 Short-Term-Rental tenant vehicles be parked on the premises, not the
street in compliance with this Section.
11. The property shall not be used to host non-applicant related weddings, parties, and other
similar events.
12. On-site advertising signs or other displays indicating that the residence is being utilized
as a Short-Term Rental are prohibited.
13. No person shall advertise a Short-Term Rental on any media platform when such
advertisement or notice contains an inaccurate or misleading statement of the
requirements of, or indicate amenities not allowed by the Redding Municipal Code
including the number of parking spaces.
14. All advertisements shall include the number of permissible parking spaces.
15. 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 City of Redding transient occupancy tax number and the City of
Redding business license number assigned to the applicant. With submittal of transient
occupancy taxes, the applicant shall also submit a statement indicating the number of
Short-Term-Rental tenant stays, and the number of Short-Term-Rental tenants for the
reporting period.
16. The permit is not transferrable to a subsequent property owner or to another property.
17. 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 and no permit shall be issued when it is
demonstrated by substantial evidence that issuance of a permit will be in contradiction
to any recorded CC&R’s or other record providing record notice of a restriction on the
use of the property.
Packet Pg. 66
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
S
t
r
i
k
e
o
u
t
V
e
r
s
i
o
n
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
F. General Requirements - Vacation Rentals.
1. With the exception of items 1 through 6 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 permitted on properties as follows:
(1) Containing an Accessory Dwelling Unit with a building permit application
submitted on or after January 1, 2020 in compliance with Government Code
Section 65852.2 66323, as may be amended from time to time; or
(2) Within a six hundred (600) foot radius of an existing permitted Vacation
Rental except that, at the discretion of the Director or appellate body as the
case may be, within a three hundred (300) foot radius of an existing
Vacation Rental when there is a buffer such as an major arterial, rail right-
of-way, flood control channel, or stream corridor or open space easement
between the Vacation Rental units.
b. The total number of Vacation Rentals in the City shall not exceed four hundred
(400) rentals at any one time.
c. The owner shall be the applicant and any natural person signing an application
on behalf of an owner shall have legal authority to bind the owner.
d. A Vacation Rental shall not be rented to multiple separate parties concurrently.
e. The 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 (24) hours a
day, seven (7) days a week, to accept telephone calls messages and respond
physically to the Vacation Rental within forty-five (45) minutes, if necessary.
The name and contact information of the local contact person will be made
available to the public. The contact information shall be kept current at all times.
f. Occupancy shall be limited to a maximum of two (2) adults persons per rented
bedroom.
g. The maximum number of persons on the property at any time shall be limited to
sixteen (16) persons.
Packet Pg. 67
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
S
t
r
i
k
e
o
u
t
V
e
r
s
i
o
n
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
h. Prior to issuance of a permit, a physical inspection of the dwelling unit and
property shall be conducted by City staff.
i. Each operator shall maintain a record of each Short-Term-Rental tenant’s
vehicle(s). The record shall minimally consist of the rental period, the license
plate, make, model, and color for each vehicle. The record shall be made available
at any time upon request by the City.
j. Notwithstanding Subdivision B(2), an apartment unit or duplex located in the
Downtown Redding Specific Plan area may be permitted as a Vacation Rental,
subject to the following:
(1) For any parcel located within the Downtown Redding Specific Plan Core
District, Tthe requirements listed in Subdivisions E(7), E(8), E(10)(b),
E(14), and F(2)(a)(2), and F(2)(i) shall not apply. to a Vacation Rental
located within the Downtown Redding Specific Plan Core District.
Notwithstanding Subdivision B(2), an apartment unit located in the
Downtown Redding Specific Plan Core District may be permitted as a
Short-Term Rental.
(2) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District and adjacent to a Residential Single-Family District,
the requirement listed in Subdivision F(2)(a)(2) shall apply, but only as
measured to Vacation Rentals located in that Residential Single-Family
District.
(3) For any parcel located within the Downtown Redding Specific Plan
Mixed-Use District with a legal non-conforming apartment or duplex use,
the off-street parking requirements listed in Subdivisions E(7), E(8),
E(10)(b), E(14), and F(2)(i) shall not apply.
G. Application Required.
1. Where a Site Development Permit is required by this Section, applicants for a Short-
Term Rental use shall pay the application fee established by resolution of the City
Council and apply for a permit in accordance with the provisions of Chapter 18.11
(Common Procedures), except that notices of the Vacation Rental application shall be
sent to all owners of real property within six hundred (600) feet of the applicant’s
property for a ten (10) business day notification period.
2. In making a determination to approve, conditionally approve, or deny any application,
including an application for renewal, for a Hosted Homestay or Vacation Rental, the
Director, or appellate body as the case may be, may also consider any factor pertinent
to the health, safety and welfare of the immediate neighborhood or public generally
including, but not limited to, ability to comply with the provisions set forth in this
Section, evidence of operation in violation with this Section, complaints of neighbors,
code enforcement activity, timeliness of business permit renewal, timeliness or non-
Packet Pg. 68
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
S
t
r
i
k
e
o
u
t
V
e
r
s
i
o
n
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
payment of transient occupancy tax, proximity of the property to group homes,
residential care facilities, and other neighborhood and site characteristics.
3. Appeal of any determination to approve or deny any application, including an
application for renewal, shall be in accordance with Section 18.11.090, except for the
appeal period shall be ten (10) business days.
H. Suspension and Termination.
1. The Director, or appellate body, shall apply the criteria set forth in Section
18.43.180(G)(2) in determining whether any permit issued pursuant to this Section
shall be suspended or terminated. Notice shall be provided to the applicant pursuant to
the procedure set forth in Section 18.11.060.
2. Appeal of the suspension or termination by the Director of a Vacation Rental Permit
shall be in accordance with the requirements of Section 18.11.090.
3. Appeal of the suspension or termination by the Director of a Hosted Homestay Permit
must be made to the Planning Commission within ten (10) calendar days of service of
the Director’s decision, and appeal of the Planning Commission decision to the City
Council must be made within ten (10) calendar days of service of the Planning
Commission’s determination. Decisions of the City Council are final, and all
challenging a decision of the Director must exhaust all remedies set forth in this Section
18.43.180(H)(3) prior to bringing a challenge pursuant to Code of Civil Procedure
section 1094.5.
4. Service shall be deemed effective upon the earliest of: 1) announcement by the
approving or appellate body of the decision in the presence of the appellant; 2) personal
service on the appellant of a written notice of decision; or 3) deposit of a written notice
of decision in the United States Mail.
I. Legal Non-Conforming Uses
1. Continuation and abandonment of short-term rentals which are legal nonconforming
uses shall not be governed by Section 18.46.020. The sole allowances for continuation
of a legal non-conforming use as a short-term rental are by timely renewal of a valid
and current short-term rental permit or as follows:
a. A temporary hardship allowance of not more than six (6) months may be granted
by the Director of Development services, or designee, if: 1) a medical condition
of the permittee, spouse, domestic partner, or immediate family member
jeopardizes the ability of the owner to operate the Short-Term Rental; or 2) the
death of a spouse, domestic partner, or immediate family member of the permittee
jeopardizes the ability of the permittee to operate the Short-Term Rental.
b. A long-term rental allowance may be granted by the Director of Development
Services, or designee, if the permittee provides proof of a long-term lease of
twelve (12) months or longer prior to the expiration of the Short-Term Rental
Packet Pg. 69
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
S
t
r
i
k
e
o
u
t
V
e
r
s
i
o
n
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
permit. This exemption allowance may be repeated if the conditions set forth in
this subsection are met. The length of an exemption allowance shall not exceed
the term of the lease or twenty-four (24) months, whichever is shorter. If an
allowance is granted pursuant to this subdivision, the existing permit shall
terminate per its term. However, the Director of Development Services shall
consider said permit to be “active” solely for the purpose of allowing the
permittee to reapply for a permit after the allowance granted pursuant to this
subdivision has lapsed.
J. Enforcement and Remedies. Enforcement of the provisions of this Section 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 through 1.15, inclusive, 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).
Packet Pg. 70
At
t
a
c
h
m
e
n
t
:
C
h
a
p
t
e
r
1
8
.
4
3
.
1
8
0
,
P
r
o
p
o
s
e
d
A
m
e
n
d
e
d
S
T
R
O
r
d
i
n
a
n
c
e
S
t
r
i
k
e
o
u
t
V
e
r
s
i
o
n
(
4
(
b
)
2
-
-
R
e
z
o
n
i
n
g
A
p
p
l
i
c
a
t
i
o
n
R
Z
-
2
0
2
5
-
0
0
4
7
7
,
b
y
C
i
t
y
o
f
From:Members, Council
To:Erin Resner; Jack Munns ; Mike Littau; Paul Dhanuka; Tenessa Audette
Cc:Tippin, Barry; Bade, Steve; Curtis, Christian; Barnhart, Erin; Tipton, Sharlene
Subject:FW: Item 6.1 - Short-Term Rentals in the Downtown Mixed Use - Item 6.1 on the 6/3/25 Council Agenda
Date:Monday, June 2, 2025 5:14:19 PM
From: Aaron Hatch <>
Sent: Monday, June 2, 2025 4:15 PM
To: Resner, Erin <eresner@cityofredding.org>; Littau, Mike <mlittau@cityofredding.org>; Dr.
Dhanuka, Paul <pdhanuka@cityofredding.org>; Munns, Jack <jmunns@cityofredding.org>
Subject: Item 6.1 - Short-Term Rentals in the Downtown Mixed Use
CAUTION: This email originated from outside the City of Redding; please be careful with links or attachments.
Dear Members of the Redding City Council,
On Tuesday, you’ll consider a proposed amendment to the City’s Zoning Ordinance
regarding short-term rentals in the Downtown Mixed-Use District (DMUD) (Item 6.1). I’d like
to offer a few thoughts—part philosophical, part practical—that I hope will inform your
deliberations.
Creating and refining regulation is an art form. As with any art, it’s nuance that separates
the masters from the amateurs.
One-size-fits-all rules are easy. Slashing regulation for its own sake is even easier. But
what’s most artful—and most effective in the long-term—in rulemaking (and in this case,
revising the short-term rental ordinance) is the ability to embed nuance without creating
overly complex or burdensome policies.
Too often, in place of nuance, city leaders rely on discretionary regulations that allow
decisions to be made on a case-by-case basis. This approach, particularly in zoning, is
problematic: it pushes decisions onto future staff, Planning Commissions, or Councils,
creating uncertainty, inconsistency, and a culture of zoning-by-exception. It undermines the
predictability that residents, developers, and communities rely on.
So how does this apply to short-term rentals?
Before you are the Planning Commission’s recent recommendation for a 50% cap on short-
term rentals in multi-family buildings within the DMUD: no more than half the units in any
one building could be used as vacation rentals at a time, preserving the other half for long-
term renters.
While I supported that recommendation during my final Planning Commission meeting, I
believe more nuance is warranted—especially because not all relevant information was
available at the time.
Specifically, the Planning Commission was not presented with key housing data that
are now included in your staff report:
“In summary, there are approximately 300 multi-family units in the DMUD (excluding
deed-restricted affordable units), meaning that restricting 50 percent of these units
from becoming vacation rentals would equate to securing about 150 units of housing
stock for long-term renters. Based upon a fairly small sample size of advertised rental
rates, it appears that much of the multi-family units in the DMUD are affordable to
‘Low’ and ‘Very Low’ income levels per the calculation methodology prescribed by the
California Department of Housing and Community Development.”
Framed another way: by accepting the Planning Commission’s recommendation to ONLY
restrict 50 percent of these units from becoming vacation rentals, 150 affordable long-
term units could be LOST to the short-term rental market.
Will the short-term rental market absorb 150 new Airbnbs/VRBOs immediately? Probably
not. But good regulation isn’t about today—it’s about anticipating tomorrow. Rules should
be written with the assumption that they’ll eventually be used to their full extent.
Some might suggest that if this becomes an issue down the line, a future Council can revisit
the policy. But I’d argue that thoughtful nuance now is far preferable to deferring a multi-
factor decision to an unknown future Council that may not share your values or vision.
With this in mind, and in light of the new housing data in your staff report, I respectfully
propose a more calibrated alternative to the 50% cap:
Short-Term Rental Cap in Multi-Family Buildings – DMUD
Number of Units in Building Max Short-Term Rentals (STRs)
2-3 units 1 STR
4-8 units 2 STRs
9-12 units 3 STRs
More than 12 units 4 STRs
This approach builds on the Planning Commission’s recommendation by adding needed
nuance. It allows property owners to participate in the short-term rental economy—
potentially generating more transient occupancy tax revenue for the City—while also
preserving a greater share of the DMUD’s limited and affordable long-term housing stock.
Thank you for your time and consideration. Please feel free to reach out if you have any
questions or would like to talk more.
Best,
Aaron Hatch
Former City of Redding Planning Commissioner