On January 25, 2022, the Placer County Board of Supervisors introduced an ordinance to repeal and replace the existing short-term rental ordinance, Chapter 9, Article 9.42 of the Placer County Code. The ordinance was adopted on February 8, 2022.
The ordinance is intended to preserve residential neighborhood character and address community concerns regarding nuisances caused by STR operations, including parking, noise, and trash and to ensure that each STR is operating in compliance with building and fire codes. The ordinance also contains new provisions aimed at restricting/limiting STR operations in East Placer County (North Lake Tahoe, Westshore, Olympic Valley, Alpine Meadows, Northstar, Martis Camp, Lahonton, and Schaffer’s Mill.)
Definition: Short-term rentals are defined as any unit, or portion thereof, permitted for residential use and rented for occupancy, dwelling, lodging, or sleeping purposes for a period of not less than one night and not more than thirty (30) days. Commercial lodging use (hotel, motel, condo-hotel [as defined in the ordinance] or timeshare) is not included in the short-term rental definition and not subject to the ordinance.
EXEMPTIONS
- The previous short-term rental ordinance included provisions that exempted certain properties. The amended ordinance removed permit exemption provisions. Therefore, any unit rented for less than 30 days outside of a commercial lodging use (hotel, motel, condo-hotel or timeshare) requires a short-term rental permit CAP
- Effective March 31, 2022 the total number of residential short-term rental unit permits issued shall be capped at 3,900 (“overall cap inventory”). Hotels, motels, condo-hotels and timeshares are not subject to this ordinance and therefore not subject to this cap.
- Owner-occupied property with a STR unit in good standing and a current TOT certificate is exempt from the cap.
APPLICATION PROCESSING
The amended ordinance removed permit exemption provisions. Therefore, any unit rented for less than 30 days outside of a commercial lodging use (hotel, motel, condo-hotel or timeshare) requires a short-term rental permit. The cap will be 3,900 STR permits. Priority will first be given to all current active permitholders. Those permit holders will have 60 days from April 1, 2022 to apply to renew their STR permit.
Priority 1 Existing STR permits in good standing can be renewed prior to the expiration date of the permit, are given first priority, and are included in the cap.
Second priority will be given to all property owners who had approved exemptions. They will also have 60 days to apply for a STR permit.
Third priority will be given to new permit applications until the cap is reached.
OPERATIONAL STANDARDS
Local Contact
Local contact person shall be personally available by telephone on a 24 hour basis and maintain the ability to be physically present at the short-term rental within 60 minutes and has access and authority to assume management of the short-term rental in order to respond to and remedy calls or complaints.
Parking
On-site parking for all vehicles, boats and trailer parking shall be provided for each short-term rental. If the property does not have on-site parking the property owner shall have a county-approved parking plan designating the location of off-site parking. Parking shall not encroach into the roadway. Snow area parking must comply.
Noise
All short-term rental guests are required to comply with the standards of Placer County Code Article 9.36 (Noise) and the community noise equivalent levels (CNEL) of the Tahoe Basin Area Plan with the following additions:
- The daytime and nighttime noise limits shall be posted inside the vacation rental in a location readily visible to all guests.
- Amplified sound, meaning sound whose volume is increased by any electric, electronic, mechanical, or motor-powered means (such as speakers), shall not be used outside or be audible from the parcel line of any short-term rental at any time.
- Quiet hours shall be imposed from 9:00 p.m. to 8:00 a.m. Pacific Standard Time. No sound from the STR shall be audible from the parcel line of any short-term vacation rental unit during this time.
Trash and Refuse
With the exception of trash properly deposited in trash collection receptacles, accumulation of trash and debris outside of the short-term rental at any time is prohibited. A minimum service level or equivalent of two trash containers per short-term rental per week must be maintained. Each exterior trash collection receptacle shall be “animal proofed” and shall comply with Placer County Code Chapter 8, Article 8.16, Part I, Division II Recollection and Storage Practices.
Each short-term rental shall provide a bear box enclosure or dumpster as defined and pursuant to the requirements of Placer County Code Chapter 8, Article 8.16, Part I, Division III Prevention of Bear Access to Garbage Can Enclosure.
Posting Requirements
Interior Postings. The Placer County Good Neighbor flyer shall be posted within the interior of the rental unit in a visible location by the front door and on the interior of each bedroom door, as well as in all online or printed advertisements and listings. The Good Neighbor Flyer shall contain the contact information for the local contact person and emergency information, and operational standards at a minimum pertaining to noise, parking, fire and life safety, occupancy limits, bears and trash, and pets.
Exterior Postings.
Each short-term rental shall post the STR permit registration number of the unit as well as the Placer County STR Hotline phone number on the exterior of the wildlife proof trash receptacle, if applicable, visible from the street, or in the front window or front door of each STR, visible from the front entrance.
Requirements for Advertisements.
All permitted short-term rentals shall include the following information in any online or printed advertisement:
1. Valid Placer County Short-Term Rental Permit number
2. Maximum daytime and nighttime occupancy
3. All permitted parking locations and the quantity of vehicles that fit on said locations
4. Link to Good Neighbor Flyer
Visible Address
Each short-term rental shall have an address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property.
Fire and Life Safety
Short-term rentals shall allow fire district staff or other fire district-approved designees to conduct a life-safety inspection prior to permit application for all STR permits, once every year for privately owned STRs or once every three years if the rental is managed by a professional property management company, or upon request by the fire district.
Beginning 30 days from adoption of this ordinance, all short-term rentals shall provide a passing fire-life safety inspection and defensible space inspection within 12 months.
Beginning March 31, 2023, all short-term rentals shall provide a passing defensible space inspection, conducted within preceding 12 months, and a fire-life safety inspection upon permit application.
Smoke alarms shall be installed in accordance with the California Building Code and at a minimum shall be installed in each bedroom, and at least one alarm on every level of the short-term rental, including basements and habitable attics.
Carbon monoxide alarms shall be installed in accordance with the California Building Code and at a minimum shall be installed outside each bedroom, on every level of the rental unit, including basements and habitable attics, and bedrooms or attached bathrooms with a fuel-burning appliance, and shall be installed in accordance with the manufacturer’s installation instructions.
Each short-term rental shall be equipped with one five-pound fire extinguisher, type 3-A:40-B:C, installed at a readily available location near the kitchen. If the short-term rental has more than one level, an extinguisher must be mounted within each level. Fire extinguishers shall be inspected annually by a certified professional to ensure the extinguishers are in good working order.
Active Building Permits
Short-term rentals shall not be rented during construction, remodeling, additions, or an active building permit, unless the building permit for the same has been approved by final inspection or county issued occupancy certificate, or approval by the county’s building official, and upon an affirmative showing by the agent that the safety and welfare of occupants can be maintained.
Maximum Occupancy
Nighttime occupancy is defined as two people per bedroom, plus two additional people, up to a maximum of 12 guests, excluding children under 12 years of age. Nighttime occupancy limits begin at 9:00 p.m. Daytime occupancy is defined as one and a half times the maximum number of occupants allowed to stay overnight at the unit, excluding children under 12.
Minimum Number of Days and Nights for Rent or Lease
Short-term rentals shall be rented a minimum of 30 nights per year.
Snow Removal
Snow removal services, provided by either the owner, manager, or a professional service, shall be included for any STR booked between December 1 and April 1.
PROHIBITIONS AND RESTRICTIONS
Affordability and Deed Restrictions.
A structure or property with a recorded county covenant, deed restriction or agreement restricting its use, including, but not limited to, affordable or achievable dwelling units or deed-restricted secondary dwelling units, shall not be used for short-term rentals, except for those deed restricted to allow a maximum duration of short-term rental use under the Workforce Housing Preservation Program. Short-term rentals are not allowed in structures not intended for residential occupancy under the California Building Code Standards and county code.
Types of Units.
Short-term rental of tiny homes or mobile or manufactured home units is prohibited.
Maximum STR Units per Property.
Only one STR unit per property is permitted, including single-family and multi-family properties. STR permit holders who have more than one STR unit per property and for which a STR permit was issued in the past by the county and which permits and properties have no violations of this ordinance or county code, may request an amnesty period of up to one year or until March 31, 2023, whichever comes sooner, during which to reduce the number of STR units to comply with this ordinance. Amnesty may be granted by the agency director if there are no outstanding violations or administrative penalties, the STR permits are still valid, and fees, taxes, assessments, and TOT payments have been paid in full as of December 2021.
Incidental Camping
A short-term rental permit does not authorize incidental camping, which means any overnight camping, sleeping in tents or on decks attached to the short-term rental unit, or sleeping in travel trailers or recreational vehicles parked on the short-term rental property.
Fire Restrictions
- Grills and Barbeques. Grills and barbeques are not permitted beneath a potentially flammable source including trees, umbrellas, decks, or other appurtenant structures, and shall be no less than 10 feet away from a structure or as far as can be accommodated and any flammable materials. Charcoal grills of any type are strictly prohibited. Guests shall not bring personal grills and barbeques to the short-term rental; only those provided with the short-term rental are permitted to be used as installed.
- Outdoor Fireplaces. No open wood burning pits, bonfires, or campfires are permitted to occur at short-term rentals. Natural gas/propane burning fireplaces and fire pits with 20 pound tanks or smaller are acceptable outside provided the device is at least 10 feet from a structure and any flammable materials and is existing at the short-term rental. Guests shall not bring personal fireplaces or firepits to the short-term rental.
- Red Flag Days. When a National Weather Service Red Flag Warning is in effect for the geographical area where the short-term rental is located, all sources of outdoor open flame (including gas/propane/pellet BBQs) are prohibited.
Pets
Pets shall be secured within the boundaries of the STR parcel at all times. If the STR parcel is not fenced, pets must be kept on a leash and accompanied by the owner at all times while outside.
Subletting
Guests are prohibited from subletting a short-term rental. Only property owners and/or agents with a valid short-term rental permit and TOT certificate are allowed to advertise and rent a residential unit as a short-term rental.
Special Events
Weddings, corporate events, commercial functions, and any other similar events which have the potential to cause traffic, parking, noise or other problems in the neighborhood are prohibited from occurring at the short-term rental property, as a component of short-term rental activities, unless a permit has been issued by the county pursuant to Placer County Code Section 17.56.300(B).
Fireworks
No person shall use, discharge or possess any fireworks, as defined in Sections 12505 or 12529 of the State Health and Safety Code, unless issued a permit pursuant to County Code Chapter 9, Article 9.33.
For more information see the Placer County Website STR Permits
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