AgdaPkt 2018-01-08 Joint SA PFA - Laserfiche WebLink

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ALTERNATIVES Key questions for the City Council to consider include: · Should the ordinance specify a different rental-day maximum other than 120 days for unhosted rentals? · Should secondary residences, such as vacation homes or accessory dwelling units that are not primary residences, be allowed for short-term rentals? · Should mandatory collection agreements be required for hosting platforms? Based on the discussion of the key questions, the City Council may consider alternatives to the staff recommendation: 1. Consistent with Planning Commission recommendation, change the proposed ordinance to allow accessory dwelling units to be rented without restriction. 2. Recommend other changes to the proposed ordinance or resolution, such as increasing the number of days, allowing short term rentals in duplexes where the other unit is occupied by the property owner. The Planning Commission suggested up to 180-days may be appropriate. 3. Do not recommend adoption of the ordinances and resolution and direct staff to prepare additional information. FISCAL IMPACT The proposed regulations would provide for better review and enforcement of the City’s existing Transient Occupancy Tax requirements. With the clarification provided in the Municipal Code, and software to assist the City in tracking and ensuring collection, the City expects to receive an additional $400,000 per year in TOT. Staff has attached a resolution that would dedicate this money to affordable housing projects, programs and administration. Administration could include enforcement costs, related staff time, as well as general housing staff time. Cost of the software would be funded by the City’s existing Geographic Information Systems (GIS) software fee collected as part of the building permit process. ENVIRONMENTAL REVIEW The proposed amendment is not considered a project under CEQA Guidelines Section 15378 because the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment. Alternatively, the amendment is exempt from CEQA as it can be seen with certainty that there is no possibility for causing a significant effect on the environment (Section 15061(b)(3)). The action will not cause a direct or reasonably foreseeable indirect change in the environment, as the use of short- term rental would be limited to existing primary residences and no additional structures or construction is required to comply with the regulations. The amendment provides for regulations to limit traffic, parking and noise impacts through the prohibition on special events, restricts the occurrence of unhosted rentals, preserves residential character by providing a local contact person to respond to complaints, and requires use of on-site parking. 7.B. - Page 7