Split Santa Rosa commission punts making more drastic vacation rental rule changes to City Council
A proposed citywide ban on nonhosted vacation rentals failed to get buy-in from the Santa Rosa Planning Commission on Thursday as commissioners largely passed decisions on more stringent regulations to the City Council.
The commission, in a closely watched six-hour meeting, voted 4-2 to recommend the City Council update the existing short-term rental ordinance to limit operators to owning one hosted and one nonhosted rental where the owner doesn’t live on site, among a slew of other changes.
The city has issued 226 vacation rental permits, 75% of which are for nonhosted rentals, as of Thursday, according to city figures.
Santa Rosa was relatively late to enact policies for vacation rentals less than two years ago despite the business flourishing across the North Bay over the past decade. The city has largely taken a more hands-off approach to governing where and how they can be operated.
Sonoma County and other cities in the region, meanwhile, have carved out bans on rentals in neighborhoods with a high concentration of rentals or capped how many nights per year a home can be rented.
A majority of commissioners on Thursday hesitated to support competing amendments proposed by Vice Chair Julian Peterson to ban nonhosted rentals from operating citywide and by Commissioner Terry Sanders to increase the number of rentals operators are allowed to own.
Peterson and Sanders voted against the recommendation while Commissioner Jeffrey Holton was absent.
The discussion coming from each end of the dais was illustrative of the broader divide in the community over vacation rentals.
Over two hours of public comments ahead of the vote, neighbors of rentals described how the stream of visitors coming and going every weekend had disrupted the fabric of their neighborhood, with many calling for a blanket ban on nonhosted rentals.
Rental owners and operators, on the other hand, said stricter regulations put a strain on their business and didn’t address bad actors.
In the end, the 4-2 vote came over objections from both residents seeking stronger regulations and operators wanting the status quo.
Thursday’s marathon meeting sets up a pivotal discussion in July when the council is expected to consider the updates.
Council member Victoria Fleming, whose northeast District 4 has one of the highest concentrations of rentals in the city, has supported stricter regulations and previously said she believes nonhosted rentals are an inappropriate land use in residential neighborhoods.
But there hasn’t been clear consensus during prior council discussions for a ban.
No sweeping overhaul of rules
The proposed limit on nonhosted rentals would mean operators who have more than one such property would lose their right to operate the remainder of those properties once the current permit expires. The city estimates there are about two dozen affected operators.
Senior Planner Shari Meads said limiting the number of rentals one person can own would potentially reduce overconcentration in certain neighborhoods and allow more people to participate in the business.
Commissioners also supported limiting what type of housing can be converted into rentals and adding policies related to outdoor lighting, trash and recycling, water conservation and fire safety.
Fines for code violations were also increased, pending approval by the City Council.
But the recommendations don’t represent the sweeping changes some residents had expected and it didn’t ease restrictions on nonhosted rentals as operators had hoped.
Santa Rosa officials in October 2021 approved a framework for short-term rentals to operate in the city that sought to reduce fire safety risks, preserve housing stock and protect residential characteristics of neighborhoods. The rules govern capacity and noise limits, parking requirements, ban rentals from being used for events and sets fire safety requirements.
The rules were updated last August to limit the number of rentals where the property owner doesn’t live at the home to 198 to give staff time to process a backlog of applications and work on more permanent rules. Operators hoped that cap would be lifted or increased after the rules were amended.
Following a monthslong public outreach process, staff identified more drastic changes, such as prohibiting nonhosted rentals in residential zones and addressing the cap on nonhosted rentals.
But they ultimately didn’t incorporate those changes into the proposal.
Meads said officials hadn’t received clear direction from the council to rewrite the rules and there were concerns more stringent regulations would cause existing rentals operating in good faith to become noncompliant.
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