SHORT-TERM RENTALS COUNTY PLANNING COMMISSION FEBRUARY 24, 2016

Transcription

1 Planning and Development Department LONG RANGE PLANNING DIVISION SHORT-TERM RENTALS COUNTY PLANNING COMMISSION FEBRUARY 24, 2016

2 Background 2 County Agricultural Policies Zoning Intent and Allowed Uses Agricultural Preserve Contracts and the Uniform Rules Other Jurisdiction Approaches Current Data on STRs agriculture Permit Streamlining Recommendation of the AAC and the APAC

3 Background 3 Voted to recommend to prohibit STRs in residential zoning districts Voted to recommend to only allow STRs in districts that currently allow traditional transient lodging

4 Background -Current Conditions 4 County zoning ordinances do not address STRs Do not place restrictions on the use The Tax Collector s office collects Transient Occupancy Tax (TOT) on STRs $1.4 million collected in FY 2014/ current TOT certificates

5 Background Zoning Intent 5 Intent of Agricultural I To protect lands appropriate for long-term agricultural use within or adjacent to urbanized areas and provide standards that will support agricultural viability Intent of Agricultural II To establish ag land use for large prime and nonprime agricultural lands in the rural areas and to preserve prime and non-prime soils for long-term agricultural use.

6 Background Allowed Uses 6 Traditional Transient Lodging Uses Hotel/motel Hostel Bed & Breakfast Resort Hotel Guest Ranch Hostelsare allowed with a CUP in the Agricultural II inland area. Not allowed in most agricultural zones Allowed in most commercial A Guest ranch is allowed with a CUP in the Agricultural II inland area and Coastal zone.

7 Agricultural Preserve Contracts and the Uniform Rules 7 Uniform Rules Transient lodging uses are not specifically identified as a compatible Department of Conservation STR of the principle residence should be limited in scope and incidental to agriculture Allowable only if the landowner is on site The overall number of days be restricted

8 AGENCY APPROACH TO SHORT-TERM RENTALS Mariposa County Only Allows Agricultural Homestays. Other Approaches Napa County STRs are notallowed in residential or agricultural zones. Sacramento 8 Allows STRs across all zoning districtssubject to a land use County permit and standards on parking, noise, and occupancy. San Luis Obispo Allowed in the Coastal Zone with zoning clearance subject County toregulations. Allowed in the inland area with approval of a business license. Sonoma County Allows STRs in single-family residential and agricultural zones with zoningpermit subject toregulations. Monterey County STRs allowed in the inland areas with a discretionary permit and not permitted in the Coastal Zone. Ventura County The use is not currently defined. City of St. Helena Allows STRsin the agricultural and winery zones with regulations on number of permits, parking, noise, and occupancy.

9 STRs Allowed in Agricultural Zoning? 9 Lands not in Other Approaches Agricultural Table Agricultural on Pres Preserve Lands in Preserve Inland Coastal Inland Coastal Mariposa County No n/a No n/a Napa County No n/a No n/a Sacramento County Yes n/a Yes n/a SLO County Yes Yes No No Sonoma County Yes Yes No No Monterey County Yes No Yes No VenturaCounty City of St. Helena Yes n/a No n/a

10 Possible Regulations 10 Application/Ministerial Permit Yearly Review for Compliance and Renewal Nuisance Plan Neighbor Notification, 24/7 Contact, Posted Rules, Parking Building and Safety Compliance Smoke and Carbon Monoxide Alarms Operator Identification Enforcement Tool Occupancy Standards Limit Guests/Bedroom Minimum Stay Duration Minimum Number of Nights

11 Existing STR TOT Certificates 11 TOT Certificates Total Issued since July AG-I Zone 82 AG-II Zone 24 AgriculturalPreserve Contracts 13

12 TOT in Ag Map overview 12 -I

13 13 TOT in Ag Map overview -I

14 14 TOT in Ag Map Southcoast -I

15 15 TOT in Ag Map SYV -I

16 Proposed Changes 16 Guest Ranch/Farmstay LUDC and Article II allows in AG-II with Conditional Use Permit Proposed changes to Guest Ranch in Gaviota Plan Allow Small-scale guest ranch in the Gaviota Coast Plan with CDP or LDP Agricultural Permit Streamlining Will address Gaviota uses Countywide

17 Agricultural Advisory & Agricultural Preserve Advisory Committees 17 AAC Recommendation Support the use of STRs on both AG-I and AG-II zone districts across the County with regulations APAC Recommendation STRs are not a compatible use on contracted lands according to the Uniform Rules. Consider new agritourism lodging uses on agricultural land as part of the Gaviota Coast Plan and the Agricultural Permit Streamlining projects

18 Allow STR in AG Zones? Yes AG-I AG-II Yes No Yes No Allow on AG Preserve? Allow on AG Preserve? Direct staff to create regulations No Direct staff draft a prohibition Recommendation Tree

19 Recommendations 19 Provide direction to staff to develop specific zoning ordinance amendments to the County LUDC and Article II for Agricultural Zone Districts. Direct staff to return with draft zoning ordinance package amendments. Determine that the briefing and Commission s direction does not constitute a project under the CEQA.

20 Planning and Development Department LONG RANGE PLANNING DIVISION SHORT-TERM RENTALS COUNTY PLANNING COMMISSION FEBRUARY 24, 2016