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Home My WebLink About _ 6.1--Rezoning Application RZ-2025-00477, by City of ReddingC IT Y OF REMDINO�" AN CITY OF REDDING REPORT TO THE CITY COUNCIL MEETING DATE: June 3, 2025 FROM: Jeremy Pagan, Development ITEM NO. 6.1 Services Director/Bldg Official ***APPROVED BY*** r sw 1cr a� ate s„ clop ent So vi, Dirwor f31du Official 5 22,12025teve s x er 5 29/ 025 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. 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. 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(17)(2)0)(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 211t 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 NE W A.J .,E RSA 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: 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 detennine 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 -Tenn 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 -Tenn -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 1.8.46.020. 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: ATTEST: SHARLENE TIPTON, City Clerk DATE ATTESTED: _, 2025 JACK MUNNS, Mayor FORM APPROVED: CHRISTIAN M. CURTIS, City Attorney 111,Fill 1 111111, ii il OLD LANGUAGE: l` T NEW LANGUAGE: iJNDERLINED AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 1.8 (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 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: 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 Zeffi*g-G4eaf&—n-ee .ettcr 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 Mental: 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 2i adi4ts p cgr � per rented bedroom. Reom'"rhe 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 -Tenn 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 18.43.1.80(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 X2;26 2 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 anrn r _ arterial, rail right- of-way, flood control channel, r stream corridor ()r g2gn s )E ce egset�e! t 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 2 hours a day, seven (i) days a week, to accept tele 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. £ Occupancy shall be limited to a maximum of two (2) adu4s mesons 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. Notwwith t o ipg , i c� ()„ a r6:n t _�xx t c� . c laic ]r c l cf in the .Downtown Reddin, Specific Plan area ina. be r itted as a Vacation Renta:l,. ��b��twt flee foilo�v�_..� ( l qr ?ypr cgwh t1c�edt��ec c Phan Care Distrc� Tthe requirements listed in Subdivisions E(7), E(8),ffl? E(14), and F(2)(a)(2), and f2 i shall not apply. to --a Vaeatirai enlaI �'4M:2ia%1"&(�8. � L.;Il6.� kC.,rnt�,�'4�""""�i.k,L� �Y\ni✓IT71✓ �G.BYd . P6..N'�m _art: Tem Rent° ( ific Plan Mo ed -fisc District and (] �ara�_ ti yf� the secic irement listed in Sribdivision f. i 2 sl all _aI but only as measured to Vacation Rentals located...in that Residential Sjiw1ej,qpijjy District. ( For an parcel locat.itin fe Dowtrtown leddin Specific Plan Mixed -Use District with a legal non-conformini4 aDartnient or upl � use, the off streci parlcn rcuirenent listed inulclivision(1 " L( -I O bf�14_), and l i shall not apply. 4) No niore t,h ntJ�"i ofthe, dwell if . units. n an a artinent bij.d ding nixed- ba�ildin �, or d zr lex shall e permitted as a. Vacation Rental at any one time. G. Application Required. 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 (1.2) months or longer prior to the expiration of the Short -Term Rental permit. This exempt -inn allowance may be repeated if the conditions set forth in this subsection are met. The length of an ex-npt11ow_ace 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). 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: 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 detennine 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 -Tenn 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 -Tenn -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. 1. 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-tenn 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 tern. 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: SHARLENE TIPTON, City Clerk DATE ATTESTED: , 2025 JACK MUNNS, Mayor CHRISTIAN M. CURTIS, City Attorney ''Ifil I i 111111' - Fill - OLD LANGUAGE: ST -U( T NEW LANGUAGE: [JNDFRLINFD AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 1.8 (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 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: 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 Zeffi*g-G4eaf&—n-ee .ettcr 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 Mental: 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 2i adi4ts p cgr � per rented bedroom. Reom'"rhe 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 -Tenn 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 18.43.1.80(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 X2;26 2 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 anrn r _ arterial, rail right- of-way, flood control channel, r stream corridor ()r g2gn s )E ce egset�e! t 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 2 hours a day, seven (i) days a week, to accept tele 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. £ Occupancy shall be limited to a maximum of two (2) adu4s mesons 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. Notwwith t o ipg , i c� ()„ a r6:n t _�zx t c� . c laic lr e l cf in the .Downtown Reddin, Specific Plan area ina. be r itted as a Vacation Renta:l,. �ub��twt flee foilo�v�: ( l q. ?ypr cgwl t1ciedt��ec c Phan Care Distrc� Tthe requirements listed in Subdivisions E(7), E(8),ffl? E(14), and F(2)(a)(2), and f2 i shall not apply. to--�a Vaeatirai enlaI �'4M:2ia%1"&(�8. � L.;Il6.� kC.,rnt�,�'4�""""�i.k,L� �Y\ni✓IT71✓ �G.BYd . P6..N'�m _art: Tem Rent° ( ific Plan Mo ed -fisc District and (] �ara�_ ti yf� the secluirement listed in Sribdivision P. i 2 sl all_a I but only as measured to Vacation lZentals located...in that Residential Sjiw1ej,qpijjy District. ( For an parcel locat.itin fe Dowtrtown leddin Specific Plan Mixed -Use District with a ]ental non-conformini4 aDartnient or upl � use, the off streci parlcn rcuirenent listed inulclivision(P" L( -I O bf�14_), and 1 i shall not apply. G. Application Required. 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 18.1.1.090, 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 x 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). 0 RIVER"�rj PF l PF t• OS ,,''• OS -SP A��/,.- ksst\ RM -20 V \ i V � Riverside"Dr Prince St \ N Go PF -SP PF P. ADM A �� ti G \LCI �'` LO �RM-12 'N �I N aha S ��sai yi Q GC -VR f $ N -(eh DMUD SPBH•¢`, -;$ y ,: GC -VR co \� r � } pt k x O \ LO Sk 0A P,.,GeV d a' DCD-SP-BH N ; ��f.,'� � RS -3.5 o RM -12 , - • \ RS -4 Nom'. e t S Tx� m utt S PF \ ,$ ra i # cer.... 7 $', } $ { \ e St 9 pJ \ ,' DMUD 5P BH p1a (0 erc N� Iv a\ FtoT o LO N Sa Lee St NC W6\ RM -9 N�a, `i mf r L it d� •r ri ' , otd S dors n Ct.Rs-3.5 C1 GO S -4S \ q'� d d DMUD SP BH s v $,\ RS -3.5 t0 RM -9 St G� (D \'+` x �' }. $ ? $tic ¢ r . �aCra�er 9O tAs CD yN Gotd \' � � � �y� \i 4��t#DMUDS�P �/ `St CD - RM -9 • { '� \ x h GC: t Scow RS -4 PF z 1 IIIISt / q d C' N t Q RM_g LO HC , O GO ♦ tr -I K R�d9e co A N—... '',, �� RM -9 Tr i � ID, GC -VR U NC O Sonoma St .i Downtown Specific Boundary I C DMUD District RS -3.5 C) N GIS DIVISION ZONING MAP MTG.DATE: INFORMATION TECHNOLOGY DEPARTMENT W+ E DATE PRODUCED: ITEM: MAY 1, 2024 DOWNTOWN SPECIFIC PLAN S 0 200 400 Feet CITY OF REDDING ATTACHMENT: P:\Planning\PmProjects\General LocationlD—tmnSP_Location.apr Residential Use Parcel .......... Mixed-use Building Footprints Multi -family Q Downtown Mixed -Use District Single-family Downtown Core N 0 500 1,000 Downtown Residential Use W+E __1 Feet City of Redding S Q� DCD DIVIUD SF Units 3 21 MF Units 140 317 MU Units 206 10 Total 349 348 Affordable Units 277 34 Market Units 72 314 Residential Use Parcel .......... Mixed-use Building Footprints Multi -family Q Downtown Mixed -Use District Single-family Downtown Core N 0 500 1,000 Downtown Residential Use W+E __1 Feet City of Redding S Q� CITY OF REDDING MEETING DATE: April 22, 2025 FROM: ITEM NO. 4(b)2 ***APPROVED BY*** � ra� retro a n, t elopt ens S s` i7tr tcrr'}3t ! i)t"t`s irat S: i ;?t) 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- terin rental requirements Section 18.43.180). 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. 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)0): 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)0)(1): Amend and clarify regulations not applicable to Vacation Rentals in the Downtown Redding Specific Plan Core District. Section 18.43.180(F)(2)0)(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)0)(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. Report to Redding Planning Commission April 18, 2025 Re: 4(b)2-- Rezoning Application RZ-2025-00477, by City of Redding Page 3 Section 1.8.43.1.80(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 1.8.43.1.80(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 N GIS DIVISION INFORMATION TECHNOLOGY DEPARTMENT X+ E DATE PRODUCED: MAY 1, 2024 S 0 200 400 Feet P:\Planning\ProProjects\General Location\D—tmnSP_Location.apr ZONING MAP DOWNTOWN SPECIFIC PLAN CITY OF REDDING MTG. DATE: ITEM: ATTACHMENT: DRAFT J E W ORD -INA NCE ORDINANCE NO. AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18 (ZONING), CHAPTER 1.8.43 (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 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 1.8.61.020 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 1.8.61.020 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 (1.2) 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. 1.0. 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. With the exception of items 1 through 6 listed in Section 18.43.180(E) above, the General Requirements provisions for hosted flomestays 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(I0)(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 18.43.1.80(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 1.1.5, 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 18.1.1 (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 SHARLENE TIPTON, City Clerk DATE ATTESTED: May , 2025 CHRISTIAN CURTIS, City Attorney OLD LANGUAGE: S -T-- _4- = -kXJT NEW LANGUAGE: UT DERLINE'D AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 1.8 (ZONING), CHAPTER 18.43 (STANDARDS FOR SPECIFIC LAND USES) BY AMENDING SECTION 1.8.43.1.80 (SHORT TERM RENTALS), THEREBY MAKING CHANGES TO THE STANDARDS FOR 11MI . s k/ I Oki 0401 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: 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: Hosted Homestay: This use is permitted within all zoning districts subject to obtaining a ` i",unc-e 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 Q �s persc)�Ls 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. 1.0. 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. 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 65S -2:2 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 __.+_'€sr arterial, rail right- of-way, flood control channel oF stream corridor 91o�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 fL24j hours a day, scvep i) ays a week, to accept tt alis 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) ads pc �,L,�_qp5 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. NotNotw ithstani 1g S, a �divisio l % n a aEt gp unit or duplex located in ffi Downtown Reddin, Specific Plan area may be permitted as a Vacation Rental sub`ect the fciiowinga LU For ars ai i lq t.cd within the Downtown ReddiR � S ecific Pipe.Core District. Tthe requirements listed in Subdivisions E(7), E(8), LL] 0 (b)�, E(14), and F(2)(a)(2),__qn. (2j0j shall not apply. kms....c-af---+' '�I k—ted_kV"4hin--_tl --_-D r =nt wn-----eddf-ng � cid ,n () For par el looted witkain the lcantawn Ike clip Specific Plan Mixed -Use District and adjacent to a Residential Sin ale -Fa d District flee re cizent fisted in SbtiviioFdi? shah akct cis measured to Vacation Rentals located in that Residential Sin le -Family District. Q 1-0' nyjiar eI located within the Downtown Redding ci c Plan Mixed -Use District with a Ie2yal non-confornain anal t�nent or dta lex base, the off-street aikin_g r uirgRg is listed in Subdivisions i°;(7 E ELI 0 fib), F(14)„ and F(2)shall not apps G. Application Required. 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 1.8.1.1.090, 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(6)(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 1.8.1.1.060. 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 1.094.5. 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 ekempA4m, allowance may be repeated if the conditions set forth in this subsection are met. The length of an exeinptien 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). SEDC SEDC