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Staff Report Agenda Item #5.A Attach 3 02/23/2015
ATTACHMENT C Written Public Comment BADDELEY, OLIKER & SARTORI A rTOtuar°rs AT 1,A%%[ MICU i,1.1 BAlD19LEy THE L, GRACE BUCLDINU ROBERT 11. OLIKEI 17Cit-].J,ER STREET DUA.NE I', SARTORI PETALUMA, CAUF012NLA 9,1762 PA}: (79 7) 178-108(1 (707) 778 6313 February 11, 2015 Mayor David Glass The Honorable Members of the Petaluma City Council 11 English Sheet Petaluma, CA 94952 Re: Short -Term Vacation Rentals in Petaluma February 23, 2015 Public Hearing Dear Mayor Glass and Honorable Members of the Petaluma City Council, OfCoua d I kl t;l's(C L. HIRSC'HRILLD I am writing to you concerning the new proposed ordinance to deal with short-term vacation rentals in the City of Petaluma. First, let me categorically state that I am fully and completely in support of an ordinance regulating such short-term rentals and I believe that City staff has done an excellent job in securing neighborhood input and fashioning a statute which attempts to meet the needs of the neighborhoods involved. This will also serve as a huge benefit to the City because now there will be a mechanism to collect the transit occupancy tax which for the most part has been going uncollected. That is a win-win for everyone involved. My only concern with the new ordinance has to do with the parking requirements which I think reflect a solution in search of a problem. I have been involved in this process of the evolving ordinance to deal with short-term rentals since early 2012 and have had numerous meetings with City staff since that time. While numerous issues have been discussed at every level of City involvement, problems of insufficient parking have always been discussed in the abstract and I am not aware of a single instance where there was actually a shortage of parking as a result of a short-term vacation rental. Keep in mind that the majority of short-term rental hosts who appeared at planning commission hearings, were older residents whose children have moved out and they were using empty rooms within their homes to generate some additional income. I believe without exception, these are homes which are currently under parked as they represent family homes where children have left. Whereas a typical family home with teenagers might have four or five cars, plus all of their friend's cars, empty -nesters rarely have more than two cars. The short-term vacation rental ordinance as currently written would essentially require all homes to have a minimum of one covered and two uncovered off-street parking spaces. However, the majority of short-term vacation rentals in the city of Petaluma are located in the historic districts which are typically nonconforming with regard to off-site parking. We know that the historic districts are the most likely areas for short-term rentals because currently over Re: Short -Term Vacation Rentals in Petaluma February 11, 2015 Page 2 55% of those homes listed on vacation rental websites are located in historic districts. While the ordinance proposes that there could be parking exceptions for such nonconforming homes, it would force those property owners who are most likely to host short-term vacation renters to incur the significant cost, expense, and time of securing a conditional use permit. For many of those property owners, either retired or near retirement, who are looking to secure some additional income to stay in their homes, the cost of a conditional use permit is not an insignificant expense, averaging somewhere in the range of $2000. Since the permit fee which had been discussed at the various planning hearings for a short-term vacation permit was in the range of $300, this unnecessary parking requirement would potentially make it six times more expensive for residents in the historic districts to host short-term vacation guests. Since this truly appears to be a solution in search of a problem, we think that expense will be an absolute barrier to a significant number of retired residents who might otherwise participate in short-term vacation rentals. The statute as written is a yearly permit subject to revocation to the extent there are verified neighborhood complaints. The whole purpose of malting this a yearly permit was to make sure that neighbors could be heard if there were problems. If it turns out that empty -nesters in the historic districts who are hosting out-of-town visitors are creating a parking shortage in their neighborhoods, then those neighbors can file complaints with the City and those permits will either be revoked or will not be renewed. That seems to be more than ample safeguard for a perceived parking problem that in reality does not exist. Thank you for your consideration of this matter. SineQrck Rt)13CRTP.OLII ER RPO/cas cc: Heather Hines, Project Planner hhinesp,ci.petal uma.ea.us O II thele art problems niN hew alis messepe Is dbplayed, diet, heft to view a in a Viet, Iune:ver. Frnm; C11bna Ck—n c[by rti^smrnitneb 5ent Wed 2JI1ID159GA"I To: Cant 1'ss Cc gm..man mr9malmn LYba Cpnez 335 bwet ryeh f-� Y -ho: im+; 4alysn9r n6gde 1040 bC,-,n"m'1orh.�r,d wn, cwrt.Mry h_A�r y.�n I+w n =u _6,p tains ca:os; �.d p.a4na.o.vs Robot.'Fa'+, NP e^n: gbradklio.0.L._^a.¢.In, E:.: o.:e Ftimmlr, ris' sfi-rh; 9.mma;d;•yFbb,rmrod1S.fim, premen. C,,bl colo De v.,`otd ileas J,t„;5ave3 �,J-1 Mbvrbns; vA C!t'n FS .5L:e7rtY cmmT Ier:e lb ,paCf Iyla:ry se"o S ,Fhb[ s^"SL=^n^n Settle: 511d9it Lyons, We llor, F_.Nu,tm B-0 stsr,41artwo lahrwori h.=b,edY jilan. R=dSrd 5 °Y Hltabry: CMp56^s�F._�sorl 5usal Tho, KIts�o,..:Maureen I:enngdY;Ea;'ara Rev's:Iac"th,so.Am;Bcugly Freund; fide 5a,; molyn$;ieublue vocl.om 5ubJed! He: r,ii0m, TRS C'mril mealingsit" .'et'. please—side, R:hatthe 'Shorn, Emnomy Tat,--hbblshedIn'TheNihon- Published on The Nation (http://www.fllenation.com) What the Sharing Economy Takes Doug Benwood I January 27, 2015 (exeipted} Sharing is a good thing, we learned in kindergarten, but that wisdom was soon called into question by the grown-up world of getting and spending. Now, New Age capitalism has spun out a wonderful invention: the "sharing economy,” which holds out the promise of using technology to connect disparate individuals in mutually profitable enterprise, or at least in warm feelings. Airbnb, which seems universally loved by both hosts and renters, has since become the most appealing example of this profitably collective ethos. I spoke with hosts (who universally crave anonymity) who pick up anywhere from $15,000 to $75,000 a year by renting out parts of their houses. It's not quite free money; one host in Los Angeles, whose annual earnings are at the high end of that range, estimates that it takes from one to three hours a day to maintain the space (which would work out to $125 an hour or more). And guests love the service, too—iNs much cheaper than a hotel. But the model isn't blemish -free: there's a real, if hard -to -measure, impact on housing availability and affordability in desirable cities. In October, New York State Attorney General Eric Schneiderman issued a report tracing the rapid growth of Airbnb in New York City. It found many of the rentals illegal, which wouldn't necessarily be something to worry about if they didn't stretch an already -taut housing market. Schneiderman also found that many of the units are rented out not by individuals, but by large commercial operations that do nothing but let out emits via Airbnb, taking them off the regular rental market. Airbnb's response is that the company has put an end to the commercial operators, and that its footprint is too small in any event -25,000 hosts in a rental market of 2.2 million units—to make much of a difference. 20 That may sound reasonable, but it's not ftilly convincing. Yes, 25,000 hosts is tiny next to a 2.2 million rental inventory—but there were only 68,000 vacancies as of the city's most recent survey. And more subtle displacements go on as well: one graduate student I spoke with took a two-bedroom apartment in a gentrifying Brooklyn neighborhood that he otherwise couldn't afford, knowing that he could rent out the empty room and cover his rent. He feels guilty, but what's an impecunious grad student to do? He added that he had a friend who rented a four-bedroom apartment, also in a gentrifying neighborhood, and Airbnb'd three of the rooms. Such practices take units off the rental market and grease the wheels of gentrification by making rapidly rising rents "affordable." My Los Angeles source said similar things about her neighborhood. And she dismissed Airbnb's claim about getting commercial operators out of the business; she's recognized houses previously run by professionals who have simply recast themselves as private individuals. Airbnb would rather we see it as a community, not merely commerce, even as it hastens the breakup of working-class neighborhoods in cities like New York and Los Angeles. Airbnb's head of conummity, Douglas Atkin, wrote a book about how brands such as Apple are like a religion to their loyalists. The aim is to turn a business, whose overriding aim is to make a profit, into `radical belonging organizations." Writing three years after Botsman and Rogers's "collaborative consumption" article in the Harvard Business Review, and with Airbnb firmly established as a leading "sharing" company, Arun Sundararajan announced in the same journal that collaborative -consumption models had surpassed Zipcar in the ride -sharing sphere. Zipcar was still burdened with a dedicated fleet, while outfits like RelayRides and GetAround allowed car owners to rent out vehicles they weren't using. Sundararajan said that while collaborative consumption was "more reminiscent of flower power than of Gordon Gekko," big business was going to have to adapt to its challenge. We're not there yet: last year, RelayRides reported on Monday of Thanksgiving week that I could rent a Camry for $80 a day, or an Escalade for $300 over the holiday weekend, in New York. Avis's Brooklyn location was out of cars. But in ride sharing, there's really only one victor: Uber, a company with a knack for breaking laws, because the march of disruption can't be bothered with legalities. Uber is the headline -grabber of the moment because, at a dinner party in New York last November, a company VP suggested to BuzzFeed's Ben Smith that it might be a good idea to spend $1 million hiring opposition researchers to dig up dirt on the lives of journalists who had been writing critically about them—especially Pando's Sarah Lacy. But that's only one of Uber's problems. As Lacy noted, singling her out was just the latest in the company's string of offenses against women. In June, an Uber driver kidnapped an inebriated woman in Los Angeles and drove her to a motel with the presumed intent of 21 raping her, according to the charges. Driver screening seems minimal, and in Lacy's words, the Uber PR team has a habit of "discrediting female passengers who accuse drivers of attacking them by whispering that they were `drunk' or `dressed provocatively."' Founder Travis Kalanick—whom colleagues call a "douche" and an "asshole"—bragged to a GQ reporter that his success had made him such a magnet for women that he should rename the company "Boob-er." In France, Uber ran an ad promoting drivers who were also "avions de chasse," which translates literally as "tighter planes" but colloquially as "hot chicks." According to legend, Kalanick founded Uber in 2009 one snowy evening in Paris atter a brainstorming session with co-founder Garrett Camp. It launched in San Francisco—a city where it's notoriously difficult to get a cab because of strict limits on their numbers—in 2010. It was far from Kalanick's first venture. A youthful coder, he foundedScour.con a Napsterish file -sharing site, in 1999, while still a student at UCLA; it was quickly sued out of business by the entertainment industry for copyright violations. (Apparently, he has a thing for sharing other people's stuff) A second venture, Red Swoosh, moved media files around legally for pay; it was sold in 2007 and made Kalanick a small-time millionaire. He's a big-time billionaire now. After its San Francisco launch, Uber was immediately slapped with a cease-and-desist order by city authorities for running an unlicensed cab service. Kalanick found this opposition energizing: the company quickly expanded to other cities, sometimes with official blessings and sometimes without. At first, Uber featured high-end cars for a little taste of luxury, booked via a smartphone app. As Kalanick told an early Uber gathering, the experience was: "I pushed a button, and a car showed up, and now I'm a pimp." Uber soon faced competition at the low end from the now -second -banana ride -sharing service Lyft, however, and began recruiting regular people with regular cars as drivers. Its growth has been explosive: it now has hundreds of thousands of drivers in over 200 cities. But there's a lot of discontent among drivers, both those who work for Uber and those who work for what are derisively called "incumbent" companies. Traditional drivers have staged protests against Uber and its rivals in Los Angeles, Washington and across Europe, although none have gone to the same lengths as Parisian cabbies, who have attacked the cars, smashing windows and slashing tires. And while Kalanick et al. have a point about the restricted taxi availability in major cities, it's the fleet owners who are profiting, not the drivers facing a low-cost rival. Uber drivers often complain about the low (and declining) pay and miserable conditions. S., a driver in Chicago (who, like everyone I spoke with, wanted to remain anonymous for fear of reprisals), says that ftdt-timers put in sixty hours a week for an hourly rate that comes to $12 or $13 after expenses. He says the company is constantly scheming to cut pay. A., a driver in Los Angeles (and one of the few women in the trade), says she gets $11 to $12 an hour after expenses (daily expenses like gas, not depreciation of the car), which is around the 22 twenty-fifth percentile of the city's hourly earnings, though about in line with typical taxi- driver pay. That's a sharp contrast with the $35 -an -hour rate that was dangled in front of her when she signed up. A. describes Uber as "a port in the storm," a way to pick up some cash while, Angeleno that she is, she works on some movie and web projects. Uber's a different story in New York, where all drivers have to be certified by the Taxi and Limousine Commission, and the cars are all regular cabs or car -service vehicles. Every Uber-hailed driver I've spoken with in New York likes the service, because it delivers more paying riders than they'd otherwise have. Drivers are rated by their passengers, and if your rating isn't high enough, the company will "deactivate" you—which is how they say "fire," since you're just another node in the app to them. J., another LA driver whose name was passed along to me by an organizer with the California App -Based Drivers Association (a project of the Teamsters Union), says passengers love to wield this power over drivers: one insisted that he run a red light or lose his five-star rating. And J. says there's no appeal process for a bad rating or deactivation. You need a newish car to drive for Uber; if your car gets too old, that's grounds for deactivation. But the company is ready to help: it's entered into a partnership with Santander, a Spanish bank, to offer car loans to drivers, with the payments conveniently deducted from their paycheck. According to the terms posted on Uberpeople.net [21, a chat board for drivers, the payments work out to an interest rate of around 21 percent. They get you coming and going. Earlier this year, Uber hired former Obarna campaign manager David Plouffe to handle its PR, strategy and lobbying. Kalanick describes a politico like Plouffe as a perfect tit with Uber, because there are daily "primaries going on with folks in the ride -sharing space." Well -capitalized revolutions need such high-end strategists. The sales pitch that accompanies this revolution is an update of what Richard Barbrook and Andy Cameron, writing almost twenty years ago, called the "Californian Ideology," a "new faith [that] emerged from a bizarre fusion of the cultural bohemianism of San Francisco with the hi -tech industries of Silicon Valley.... [T]he Californian Ideology," they added, "promiscuously combines the free -wheeling spirit of the hippies and the entrepreneurial zeal of the yuppies"—a marriage sealed by a cormnon anti -statism. Its promise was that, in time, everyone will be "hip and rich." For Barbrook and Cameron, the techno-utopia promised in the mid-1990s was very much a product of the baby boom, with roots in a 1970s artisanal hippie/New Leftish capitalism, subsequently leavened with the rising libertarian ideology of the New Right in the 1980s. Individualism and techno-utopianism were merged into a single, seductive package. The 23 latest update of the Californian Ideology is the product of a different cohort, one more comfortable with Ayn Rand than Charles Reich. Its enterprises are less associated with garages than with venture capitalists. It traffics in one of Silicon Valley's favorite words, "disruption," but it's a bit short on the intense utopian promises of the New Economy era of the late '90s. Then, technology was going to make work meaningful, end recessions and promote human understanding. Now, technology is making it easier for you to hail a taxi—in a way that's taking down the already low incomes of "incumbent" cabbies. It may make you feel hip, if that's something you're longing for, but it's going to make only a few people rich. Of course, "sharing" entrepreneurs aren't entirely lacking a utopian line, as Chesky's exuberant language demonstrates. But despite the appeal to a green communitarianism, it just doesn't have the verve of its dot-com ancestor. That may be because in the 1990s bubble, jobs were easy to come by and real wages were rising across the board, so optimism was easily transmissible. Now, despite over five years of official recovery, the sharing economy offers some people, like cab drivers, the prospect of real wage cuts, and others, like people with a spare bedroom, a way to supplement stagnant incomes. The sharing economy is a nice way for rapacious capitalists to monetize the desperation of people in the post -crisis economy while sounding generous, and to evoke a fantasy of community in an atomized population. Perhaps nothing exemplifies this growing desperation like the smaller, production -oriented side of the sharing economy. Here, the labor of people is shared in an arrangement that looks increasingly feudal. There's the venerable TaskRabbit, founded in 2008, which was described by Wired as an "eBay for real-world labor." It matches "Taskers" with "Clients"— firms or people with errands to run. Financially, TaskRabbit is a pipsqueak next to the giants of the sharing space; according to CrunchBase, it's received just $38 million in financing. CrunchBase's bio for TaskRabbit hits all the right notes: "It was a cold night in Boston in February of 2008 when Leah Busque realized she was out of dog food for her 100 -Ib yellow lab, Kobe. Leah thought to herself, `Wouldn't it be nice if there was a place online I could go to connect with my neighbors—maybe one who was already at the store at that very moment—who could help me out?"' Thanks to the magic of this "curated" website, lugging a bag of dog food on a cold winter night gets recast as an act of neighborly generosity, even though money will change hands and the "neighbor" is unlikely to be seen again. Many Taskers are people who had good jobs until the recession hit; as of last year, 70 percent had a bachelor's degree, and 5 percent a PhD. Now they're running around town fetching stuff. Comparable services like Amazon's Mechanical Turk allow workers to bid for the privilege of doing piecework online—filling out spreadsheets, doing graphic design, checking code for errors—at low rates with no accountability from companies, which can reject their work (and their invoice) if they deem it insufficient for any reason. 24 The sharing economy looks like a classically neoliberal response to neoliberalism: individualized and market-driven, it sees LIS all as micro -entrepreneurs fending for ourselves in a hostile world. Its publicists seek to transform the instability of the post–Great Recession economy into opportunity. Waiting for your script to sell? Drive an Uber on the weekend. Can't afford a place to live while attending grad school? Take a two-bedroom apartment and rent one room out. You may lack health insurance, sick days and a pension plan, but you're in control. As Airbnb's Chesky said in a McKinsey & Company interview, today's generation sees ownership as "a burden." People aren't proud of their homes or cars; they're proud of their Instagrarn feed. As Chesky predicts, "in the future, people will own whatever they want responsibility for. And I think what they're going to want responsibility for the most is their reputation, their friendships, their relationships, and the experiences they've had." Affect triumphs over material lack You may not have a job, Chesky adds, citing Thomas Friedman, but you'll have an ever more complex "income stream"—which in most cases is more likely to be a trickle than a torrent. Read Next: Uber, the job destrover 131 SourceURL:littp://www.tlienation.com/article/196241/what-sharing-econom -tom Links: [1] https://subscribe.tlienation.com/servlet/OrdersGatewav?cds mag code=NAN&:cds page id=12 7841&:cds_response kev=114JSART2 [2] http://www.Uberi)eople.net [3] http://www.tilenation.com/article/196233/Liber-job-destroy 25 Wito,-,%dow into Air impact on S.F. How some 5,000 impromptu listings skirt the law, affect housing supply — yet find favor with travelers, hosts Stories by Carolyn Said San Francisco Chronicle Thousands of San Franciscans have transformed their homes into impromptu inns using Airbnb, the website that lets people rent rooms or houses to travelers. These short-term rentals haven't been an easy sell to landlords, housing activists and others who say they flout the law, violate leases, remove scarce housing stock, drive up rents and annoy neighbors. But the scale of Airbnb's impact on San Francisco has been hard to measure — until now. Although the company refuses to release numbers, a data analysis commissioned by The Chronicle found almost 5,000 San Francisco homes, apartments, and private or shared rooms for rent via Airbnb. Two-thirds were entire houses or apartments, showing how far Airbnb has come from its couch -surfer origins, and contradicting its portrayal as a service for people who rent out a spare room and interact with guests. 26 1,651 Private room/ $116 average 4,798 total listings/ $183 average per day 163 Shared room/ $81 average 2,984 Entire home or apartment/ $226 average And 160 entire homes or apartments seem to be rented frill time, giving weight to arguments that the service is allowing landlords to flout strict rental laws. How many Airbnb rentals are in your neighborhood? The Mission District, one of San Francisco's most densely populated areas with 34,000 residents, had the most Airbnb rentals of any neighborhood with 681 — equal to two Union Square Marriotts. Of those. 389 were entire houses. 27 Glick the map below to snared room see neighborhood rentals Private )Entire and average daily price room ____1 home/apt. Number of Airbnb rentals by neighborhood 0-25 26-50 51-75 76-100 101-200 201-300 301-400 401+ �5. rrvrta'aint J a-p Bre%Pr`f v&-Pipstatirm'it S,di f,,,F . Which neighborhood is the most expensive? Just like other real estate, Airbnb prices are higher in swank neighborhoods like Russian Hill and North Beach and lower in less affluent neighborhoods farther from the city center like the Sunset District and Parkside. San Francisco's 242 hotels, which are heavily concentrated near tourist areas, are shown with blue dots. 28 tic'� room Shared wo • '� neighborhood PrivateEntire land average dailyrice room ---- 1 home/apt. $1-100 $101-150 $151-200 $201-250 $251-300 $301+ Connotate Inc. (http://www.connotate.com/), a Web data harvesting firm, compiled the data from Airbnb's website on May 19. "In a city that has chronic housing shortages, the number of Airbnb homes that appear to not be available on the rental market is significant," said Laura Teller, Connotate chief strategy officer. Here is a breakdown of findings: 29 Airbnb had 4,798 properties listed in the city. Almost two-thirds — 2,984 — were entire houses or apartments. Of the remainder, 1,651 were private rooms and 163 were shared rooms. Dozens of shared spaces were in communal "hacker hostels" that offer crash space and a place to make tech industry connections. How ®sten? Critics fear that some Airbnb hosts run frill -tune hotels, thus reducing the city's housing supply and changing the character of residential neighborhoods. Connotate could not determine how often properties were rented out, nor if they were available on the date it harvested the data. But, like a bread - crumb trail, reviews left by visitors offer some insights on frequency of use. (Not all visitors write reviews, so this underestimates usage.) About two-thirds of listings had fewer than 10 reviews, fitting Airbnb's portrayal of occasional use. A quarter had 11 to 50 reviews. Most properties have been on the site for only a couple of years, meaning that this group hosted up to twice a month. However 6.4 percent — 307 listings — had more than 50 reviews, implying heavy or constant visitor traffic. These popular properties included 160 entire homes or apartments, 140 private rooms and seven shared rooms. Hosts with multiple properties 30 955 rentals 438 hosts with two to three rentals 253 rentals 56 hosts with four to six rentals 70 rentals 9 hosts with seven to nine rentals Most hosts had Top 10 hosts with multiple rentals a single listing, Host Rentals listed Host Rentals listed implying that Airenvy 59 ` Regency Inn 14 they were regular people ComeZSF 51 Stay in SF renting out their Residence 14 own homes, as a HckerHome ; Airbnb says. Network 26 The Donatel(o 13 However, more Lois 23 International than 500 Hacker Hostel 13 controlled Annette Zl multiple listings. Total 248 Maria 14 Reviews of Airbnb rentals 31 38726-50 22951-100 About two-thirds of properties had 0 to 10 reviews, implying they are used only occasional- ly. A quarter, with 11 to 50 reviews, were busier. A total of 307 properties had 51 or more reviews, implying very frequent Airbnb usage. Who hosts? The bulk of San Francisco's 3,785 hosts — 3,272, or 86.4 percent — had a single listing, buttressing Airbnb's claim that most rent out their own places. But the remaining 513 hosts control multiple properties. 32 When broken down by properties, the presence of these multiple hosts is more prominent. A total of 1,526 properties — ahnost a third — are controlled by people with two or more listings. The top 10 hosts collectively controlled 248 listings. Some of these multiple-listers were property managers handling Air bnb rentals on behalf of hosts who want to avoid the hassle; some were people offering two different rooms in their homes. In New York City, a Connotate study found evidence of large-scale illegal hotels. The Chronicle didn't find that. However, some hosts with multiple listings could be treating a handful of units as more -lucrative vacation rentals. Citywide, entire homes or apartments averaged $226 a night, private rooms $116 and shared rooms $80. Whole houses ranged from $337 a night in Cow Hollow to $125 in Visitacion Valley. The priciest listing: a Pacific Heights mansion for $6,000 a night. The cheapest: a shared downtown living room for $18. Where are the listings? Airbnb's footprint spreads throughout San Francisco, ranging from the Great Highway to South Beach. The Mission had 681, the equivalent of two Marriott Union Squares. Western Addition/NoPa, SoMa and the Castro were also popular locations. By contrast, the city's 34,000 hotel rooms are heavily clustered; about 20,000 are within a short walk of Moscone Center. 33 Airbnb, valued at $10 billion — more than Hyatt Hotels or Wyndham Worldwide — says its business model, which helps regular people become "micro -entrepreneurs," should not be regulated in the same way as hotels. The company has grown rapidly since its mid -2008 founding. Two years ago, it had 1,800 San Francisco listings, a number that has now almost tripled. In fact, the number may have been higher just a few months ago. Many local hosts reportedly have removed listings after news of evictions and code violations. San Francisco lawmakers now are tackling how to regulate Airbnb, VRBO, F1ipKey and similar services, which violate the city's ban on rentals of less than 30 days. Supervisor David Chiu has introduced legislation to legalize the services while creating a stricter framework for their operations, including paying the city's 14 percent hotel tax, something Airbnb says it will start this summer. "From a policy perspective, the real issue is whether there are a lot of units that have been removed from the housing market because of short-term rentals," said Gabriel Metcalf, executive director of SPUR, an urban design think tank. "It looks like that's not a big number yet, but that's what we need regulation to control so it doesn't become big." 34 ,d A M'-�St a mcrtiotf'�s hile traveling the world after selling his tech company, Sean Conway wanted to rent out his San Francisco pad on Airbnb, but found it a hassle to manage long distance. 35 That spurred him to co-found Airenvy, a company that brings a Silicon Valley playbook to the burgeoning field of managing Airbnb rentals on behalf of hosts. Launched in January, Airenvy lists the most Airbnb properties in San Francisco: 59. It takes a 12 percent commission for handling everything from cleaning to keys. It has 15 employees and a dozen vendors. His game plan: refine the model, then take it national and global. "A lot of people really love Airbnb, thrive on it and have really neat experiences," Conway said. "I want to help facilitate that." The top 10 San Francisco hosts on Airbnb collectively control 248 listings, or 5.2 percent of all the places for rent. They include property managers, hacker hostels and even hotels. The No. 2 host by listings, Come2SF, with 51 houses and apartments, is also a property management company. Founder Bernat Pons said controversy may change its business model. "With all these new revelations like the (proposed) law by (San Francisco Supervisor) David Chiu, I prefer to be on the low-key side," he said. "We are going to look for another kind of rentals, more like long-term." No. 3 is the HackerHome Network — four houses in Dogpatch, Mission Bay and the Sunset and on Telegraph Hill with bunk beds for tech types who pay about $70 a night for crash space, copacetic roommates and a communal vibe. 36 Nos. 4, 5, and 6 by numbers of properties are somewhat mysterious. They may be property management firms, but don't provide company names. Instead, Lois (23 properties), Annette (21 properties) and Maria (14 properties) identify themselves as individuals who enjoy hosting and meeting new people. No. 7 and No. 8 are actual hotels. The Regency Inn and Stay in SF Residence, low -budget hens near the Civic Center, each offer 14 rooms via Airbnb. Neither returned calls. The Donatello, with 13 properties downtown and in Union Square, describes itself as a tune -share hotel. It did not return calls. International Hacker Hostel, with 13 spaces, grew out of an existing tourist hostel, Pacific Tradewinds Hostel in Chinatown, which now partners with co -working space RockIT CoLabs. UFA From L �. ,F shares e =.L S to a� .�- t -S. A x e s fi luxury For $18, you can share a downtown living room "with a girl," according to the cheapest San Francisco listing on Airbnb. "So lady only please," it says. Too downscale? Head uptown — way uptown — to the priciest listing in the city, a $6,000 -a -night ($7,000 on weekends), four-story French chateau - style mansion in Pacific Heights once owned by former Mayor Joe Alioto. 38 "It's completely available for short-term vacation purposes," said Lilian Wang, a spokeswoman for Elite Travive, which offers temporary rentals of deluxe residences worldwide. "We also have inquiries for events, weddings and fihn production." The most affordable listings are all shared rooms, with a few dozen that go for $35 a night or less. Some are hi a student hostel where the minimum stay is 30 clays, San Francisco's cutoff for legal short-term rentals. The very cheapest are in living rooms — hearkening back to Airbnb's origin story, when co-founders Brian Chesky and Joe Gebbia made extra cash by renting out air mattresses in their SoMa living room. In fact, Chesky and Gebbia still offer the couch in that very living room at $40 a night. Folks who score that rental get to experience "a part of modern tech history, a couch where all the phenomenon of a shared economy started," as one guest review put it. Requests to book the property for any thne in June were met with the automated response, "Those dates are not available." At the high end, listings are in "spectacular" or "luxury" homes in neighborhoods like Pacific Heights, Russian Hill or the Marina. While Airbnb's search page tops out at $1,000 a night, at least 28 local listings rise above that threshold. Some pricey places tout expansive gardens to serve as event space for weddings and corporate retreats. A few seem like mistakes: A furnished studio behind a garage on Stockton lists at $1,995 a night. But more typically, they deliver lavishness for the money. 39 Some have photos showcasing views; some can accommodate a big family, such as a four-bedroom Pac Heights/Cow Hollow house. "When an Academy Award winning director filmed a movie in SF, he stayed here," says the description for the 5,900 -square -foot home with the requisite panoramic views. For $1,700 a night, you could too. k o.x dl!A t�3 � t 011 .4'abbler became a su-1perhost 40 epa Askenasy became an Airbnb host for the money but stayed for the friends. After a car accident limited her ability to work, she rented out a guest room to travelers and had a great experience. So she turned her home office into a suite. Then she remodeled a bike storage area. Now she has four separate suites surrounding her verdant garden, where guests relax amid an eye-popping collection of succulents. "Initially this was for financial necessity, but I found I really enjoyed the people," said Askenasy, 58. "The sense of community is palpable." She has hosted at least 650 singles and couples; many return whenever they visit San Francisco. In the world of Airbnb, that makes her a prom queen, a "superhost" whose multitude of five-star guest reviews vault her into the top tiers of popularity and frequency of use. 41 Superhosts rack up so many guest reviews that their listings appear to be full-time Airbnb rentals. Are these units being removed from the stock of rental housing? Are they empty nesters' spare rooms? Are they pieds-a- terre that would otherwise stay vacant much of the year? In Askenasy's case, she had not previously rented out her rooms and wouldn't choose to make them frill -time rentals. Airbnb income "has allowed me to pay down my medical bills, pay my mortgage, cover the costs of not being able to work frill time and make property improvements," said Askenasy, whose suites each rent for $190 a night. Like other hosts, she monitors the controversies swirling around Airbnb and the fact that it flouts local laws barring short-term rentals. From the beginning, she made a point to inform her neighbors of what she was doing and to address concerns about issues like parking. She's happy that Airbnb will start to collect and remit the hotel tax this summer as a step toward legalization. One analogy she cites: A couple of decades ago, she drew up architecture plans for several clients who wanted home offices. The city rejected the plans, saying that was a commercial use. "Over time, this will get ironed out," she said. "It's a cultural shift that regulators are still catching up with." 42 Check into tech hacker hostels rittany Martin came to San Francisco last year to interview for tech jobs. Through Airbnb, she found lodging at HackerHome. It's among several hacker hostels newly sprung up to cater to itinerant tech types, offering both a crash pad and a communal place to network and work. 43 "I stayed at HackerHome because I wanted to be more ingrained in the startup community," Martin said. She was one of 20 paying guests at the Dogpatch apartment. Its first two floors were "all bunk beds and all boys," she said. The next floor had a kitchen and communal living area. The top floor, a curtained loft accessible by a spiral staircase, had two bunk beds to accommodate four women. Her $55 a night provided access to a stock of bagels, peanut butter, milk, cereal, bananas — "not fancy, but enough to subsist on," she said. San Francisco's new digerati dorms appear heavily dependent on Airbnb, using it to handle marketing, booking and payment processing. At least four dozen Airbnb listings in San Francisco are in these hacker hostels. Many may be violating building codes on numbers of occupants as well as fire -safety regulations, according to the Department of Building Inspection. HackerHomes says on Airbnb that it has 10 homes in the Bay Area, including four in San Francisco. "I'm just the one in the background. It's always been super -casual," said founder Vic Yang, whose Airbnb host photo doesn't show his face. "I've never wanted an online presence; I wanted to keep it undercover." International Hacker Hostel is fully legal. It is based at a long-standing tourist hostel, Pacific Tradewinds Hostel in Chinatown. "We were seeing all these young tech entrepreneurs come from all over the world," said hostel owner Darren Overby. "They wanted a place to live and do their projects. They were writing software in the common room of the hostel. It didn't mix with the people there on holiday." 44 bedroom Po vate .o zLuXury room ,�..i SOMA «„ % H-1 Heart .eights y' �{zy � G Views $bPAgarking M:wYiJ F+i E�.i ® U Jll1Cc Fa-I r1 Iia CDowntown i • Cottage C� ° z �iOridO r ~ c V aC�oI:�SQ r E;s v®ilbath ty�/ggpggy Sunset Ne1r u c, p E >O4d--c °? cl �'?.ie VV Houseso 9. flat,,,�Ubed nears cor e`ous h o1-Greatsea oc u �-� Lovely 1 Cliarming mrt OyTT _ to y floor ' Bay ®N • �i z y 'Penthouila.rge crs home ai D ��u���.n 5 Top ��"vLocation "� sea�h >;�Beautlfulct Most San Francisco Airbnb hosts write headlines for their listings packed with generic, upbeat adjectives: beautiful, charming, large, luxury, bright, quiet, cozy. The archetypical San Francisco listing by most -popular words: private, sunny studio in spacious Victorian in the Mission. Victorians dominated with 326 mentions. Other frequent styles: modern (283), Edwardian (44) and Bohemian (11). Steampunk barely got a nod. Most labels were vanilla: "Modern and spacious condo in SF" or "Cozy room in desirable location." But some listers waxed lyrical, crafting intriguing titles that stood out: "The Buddha Room on Alamo Square" "Sleep Beside the Painted Ladies" "Private Lair in Old Gambling Shack" "Beige, an Epic'78 VW Bus" "The Treehouse of Macondray Lane" Methodology Web data extraction firm Connotate Inc (http://www.connotate.com/). of New Brunswick, N.J., created automated scripts that harvested information on San Francisco listings from the Airbnb website over the course of several hours on May 19. Data included hosts, properties, neighborhoods, rates and ratings. Connotate then removed duplicates and performed other quality assurance measures. Connotate was not able to determine which listings were available for rent that night. Some may have been available; some may have been already rented via Airbnb and some may not 46 have been offered at that time. Carolyn Said is a San Francisco Chronicle staff writer. E-mail: csaid@sfchronicle.com (mailto:csaid@sfchronicle.com) Twitter: @csaid (https://twitter.com/cs aid) tau lftancisco �tirtiiiicic(http://www.sfchronicle.com) Top About I Our Company(http://www.hearst.com/newspapers/san-francisco-chronicle.php) Ad Choices(http://www.aboutads.info/choices/) Careers(http://www.sfgate.com/chronicle/hr/) Terms of Use (/terms of_use/) Advertising (http://extras.sfgate.com/chronicle/adslte/index.htmi) Privacy Policy (/privacy_policy) Your Privacy Rights (/privacy_policy#your_rights) Your California Privacy Rights (/privacy_policy/#caprivacyrights) Contact I Customer Service(/customer_service) Frequently Asked Questions(/faq) Newsroom Contacts (/newsroom—Contacts) Counect (https:/. (https:/.(https:/. (https:/. franclsc © 2015 Fleirst Corporation 47 From: Christina Gleason Cc: mayordavidglass(bgmail.com; Bill Wolpert; Alverde. Ingrid ; Billie Suder; Carol Castillo; Darren Sciford ; Mike Gleason; SaveBurbankNeighborhoods; Erik Chipchase; Steve&Tracy Smith ; Marie Sherry Wright; Nancy Sasser; Sherry Padfield; Bridget Lyons; Jeff&Carmen Sobiera; Mike Kraus; Kelly Sullivan; Barb Morrison ; Martha Johnson ; Aliza Brady ; Mammoth Neighborhoods; Juanita Radford; Sally Atterbury ; Christina Gleason; Susan Thompson ; Kit Schlich; Maureen Kennedy ; Barbara Ramirez; Stefano Perlman; IanCindy Rawlinson; Douglas Freund Subject: Fwd: U.S. Senator Dianne Feinstein responding to your message - Airbnb Date: Saturday, February 07, 2015 10:11:13 AM To Concerned Neighbors and Our Representatives regarding overnight rental impacts: Dianne Feinstein letter to Christina Gleason as follows Feb 7, 2015. Please contact your representatives who serve to reflect the concerns of the populace; not to serve monopolies or a select few profiteers. Petaluma's population is 59,000. How many know of a zoning change for the benefit of a few who purport they cannot afford to live without selling -rooms -nightly -rentals or who place a priority on TOT tax from such instead of prioritizing the benefit of community and available housing, for example. Write your representatives and let them know your concerns. Respectfully, Christina B. Gleason Petaluma Resident 778.1021 For more info: ProtectPetalu ma Neighborhoods. com Feinstein as follows....... Begin forwarded message: From:<senator(a)feinstein.senate.gov> Subject: U.S. Senator Dianne Feinstein responding to your message Date: February 6, 2015 8:41:34 PM PST To: <cbgart(a comcast.net> Dear Ms. Gleason: Thank you for writing to express your support for my opinion piece in the San Francisco Chronicle on the recently -passed Airbnb law. Your correspondence is important to me, and I welcome the opportunity to respond. ELI As you know, on October 27, 2014, San Francisco Mayor Ed Lee signed into law legislation that would legalize the use of private homes throughout the city for short- term stays negotiated through online reservation systems. I share your belief that strong zoning laws protect residential areas from certain commercial activities and support families. This legislation, by allowing private homes to be leased out as hotels, will blur the line between commercial and residential neighborhoods, and thereby ruin the distinct character of San Francisco's numerous residential areas. I believe that this law will also cause the already high cost of living to further increase and exacerbate the shortage of affordable housing, as homeowners and renters will leave their units to rent them out to hotel users. Finally, it is estimated that Airbnb rentals owe more than $25 million in back taxes, and I was disappointed to hear that an amendment to collect these taxes prior to implementation of this law was rejected by the Board of Supervisors. Please know that I have made careful note of your comments, and I will keep them in mind as this law is implemented in San Francisco. Once again, thank you for your letter. I hope you will continue to write on matters of importance to you. If you have any additional questions or comments, please contact my Washington, D.C. office at (202) 224- 3841, or visit my website atwww.feinstein.senate.aov. Best regards. Sincerely yours, Dianne Feinstein United States Senator Further information about my position on issues of concern to California and the nation are available at my website, feinstein.senate. gov. And please visit my YouTube, Facebook and Twitter for more ways to communicate with me. 49 Crump, Katie J, From: Cooper, Claire Sent: Thursday, January 22, 2015 12:04 PM To: Crump, Katie; Hines, Heather Subject: FW: Vacation Rentals From: Dave Glass Finailto:daveglassPcomcast.netj Sent Thursday, January 22, 2015 11:41 AM To: Susan Thompson Cc: Cooper, Claire Subject: Re: Vacation Rentals e0/5 Thank you for your correspondence. This issue is scheduled to come before the city council on Feb 23rd. I have copied the city clerk Claire Cooper on your correspondence and thusly asking her to include your correspondence to all of the city council and to include it in the official record of correspondence on this issue so that it will be part of the public record. ----- Original Message ----- To: mavordavidglass(d)gmail.com Sent: Tuesday, January 20, 2015 10:37 AM Subject: Vacation Rentals Dear Mayor Glass, It appears that Petaluma will soon allow short term vacation rentals in our neighborhoods. I'm not pleased but understand the need for finding additional revenue sources for our cities, particularly as our citizenry is so tax averse. Clearly, the vacation rental companies hold the big bullhorn in the room. With their apps, email blasts, cell phone numbers, and tweets at their disposal, it is easy to quickly rally hundreds of hosts and guests in their support. They also very effectively pull the "sob sister" card whereby hosts tell lawmakers that "this is how I make ends meet." Those "ends', of course, can mean any number of things. The opposition barely competes with these large scale and sophisticated lobbying efforts. Before the City Council votes to approve the zoning changes, there remain some unanswered questions that carne up at Planning Commission hearings. I hope you will consider them before making your decision regarding the proposed new zoning language: 1) How will vacation rentals impact property values? If homeowners on my block operate vacation rentals, will I need to disclose this information if I sell my home? 2) Should there be upper limits imposed on the numbers of homes in a neighborhood that seek permits to engage in the vacation rental business? Theoretically speaking, could every home on a street obtain a permit for a vacation rental providing there is adequate parking? t 50 i qwqwrid From: Christina Gleason <cbgart@comcast.net> Sent: Wednesday, November 26, 2014 11:10 AM To: rnayordavidglass@gmail.com Cc: Bill Wolpert; councilman.albertson@gmail.com; Alverde, Ingrid; dianaegomez@gmail.com; kathleencmilleroffice@gmail.com; Hines, Heather, Rob Gjestland; ginamarie.bp@gmail.coln; jocelynyeh@yahoo.com; richard @lacehouselinen.com; jenpierrepetaluma@yahoo.corn; teresa4petaluma@comcast.net; milce4pet@aol.com; mthealy@sbcglobal.net Subject: SF Chron: referendum : aiibnb Airbnb`� I I s t S`new law By Carolyn Said November 24.2014 Updated: November 25, 2014 6:53am By Carolyn Said November 24. 2014 Updaled: November 25, 2014 6:58am "ilaa1V11tg 5'Ig/A5' ftnl Chnitlllg .5'logaOS', a coalition of housing miirists, landlords. unionized hole/ workers and ueighhoritood grotgas gathered oil a .South 0.11varh-el sidewalk dlondiq m.sa05 tlte.)- bellem the nem hnv 5von'1.Vop people from burning their hones into lid hoe hotels. Group lenders' .said deep mill.sooa .slall conecling sigonaa'es fn• o referendmn oil the November 301 i ballot to place mare limits on the practice in San Francisco." READ THE ENTIRE ARTICLE: SF Chronicle: November 26. 2014 hn n: X59 15'!uonicic.crnnlbu inu: nLcleL}�rtnh it,�n .v mt I5 u!Pnn 5 i55 591 i0')yh,_I ,I t c:b1'��h>Avlunni-I-t. �t r%lysl_ton 1 51 Date: November 18, 2014 Re: Short Term Vacation Rentals. From: Molly Turner, Head of Civic Partnerships, Airbnb, Inc. Thank you Commissioners for considering short-term rentals in Petaluma and taking the time to hear from me and members of the Airbnb community. I'm speaking today on behalf of many Petaluma residents who rent their homes to visitors through Airbnb and many other Petaluma residents who travel with Airbnb throughout the world. The members of this community are leaders in a new Sharing Economy, a movement that is changing how resources are used, how hospitality is exchanged, how residents are empowered, and how new economic opportunities are accessed—all values that are at the heart of Petaluma. Airbnb hosts in Petaluma rent their homes occasionally --when on vacation, traveling for work, or simply as a way to meet travelers from around the world. They are not running a business. Rather, the supplemental income they earn helps afford increasing costs of living, invest more in their homes, pursue new careers, pay off loans, and even avoid eviction and foreclosure. Travelers use Airbnb because they seek the authentic local experiences that Petaluma residents provide—they want to "live like locals". It is clear that visitors today are increasingly enjoying this form of social travel and planning their vacations to destinations that can provide such experiences. The benefits of this activity aren't limited to hosts and travelers. As we all know, tourism is a primary driver of Petaluma's economy. Airbnb travelers not only put money directly in the pockets of Petaluma residents, they also spend time in town patronizing the local businesses their hosts recommend. 52 Our community in Petaluma is therefore contributing to a new economy—a creative and sustainable economy that supports households, grows and diversifies tourism and activates neighborhoods. Today, this activity is not clearly regulated. That is why we applaud city leaders and the Planning Commission for proposing a new policy that explicitly permits local residents to rent their own homes. As you consider the proposed policy, we would like to make a few recommendations based on our experience with other cities that have written new regulations for this activity: ® Staff has recognized that many homes will not be able to meet the new parking requirements, requiring the city to issue CUPS. To remove an unnecessary administrative step, we recommend that it simply be covered in the over-the-counter permit. ® We understand the desire to distinguish between B&Bs and homestays. However, a 2 -bedroom limit does not seem practicable because if a host had 3 bedrooms, she would have to apply to become a B&B, but would not be able to get a license if she didn't have an historic or architecturally significant home. We would recommend either changing those B&B requirements or allowing hosts to rent more than 2 bedrooms. ® We strongly recommend you not limit the number of days per year non -hosted rentals are allowed. While a few other US cities have recently done this due to their unique concerns and housing constraints, this is a solution necessary in only a few specific cities. If the goal of this new ordinance is to bring this activity above board and to give the City greater oversight, we think that creating an arbitrary limit will simply push some hosts underground and will decrease compliance and oversight. ® We also strongly recommend against requiring a host or local designate to be on-site during evening hours. That would be awkward 53 for many guests who are seeking privacy; onerous for hosts and designates who have other full-time jobs, families and lives; and impossible for the City to enforce. Guests who rent homes do not expect the same level of service provided by hotel concierges. As long as the host or a local designate is reachable and available in an emergency, this should be sufficient to cover any problems that might arise. Finally, if the City would like to legitimize this activity and increase compliance and oversight, we suggest you make the licensing process as easy as possible for ordinary residents. These people are not running a business and do not have lawyers or accountants on payroll. They have full time jobs and do not have the time to go from city office to city office seeking approval. Therefore, we recommend that you streamline or eliminate unnecessary applications, inspections and approvals and create a one-time, one-stop registration process that an ordinary resident can take care of on a Saturday afternoon easily. We thank the Commission for considering our suggestion. By adopting this proposal with our recommendation, Petaluma would join cities like Amsterdam and Hamburg to bebome a true leader in the global Sharing Economy movement. We encourage you to embrace the future and do so! 54 To: Petaluma Planning Commission. November 17, 2014 "Public Hearing" /Overnight Rentals Sonoma county is noted for its slow practices and products; for its green alternative and high quality artisan goods of many kinds; and of course - our Tuscany -like wine country from which Petaluma is a threshold. Our creamery coop doesn't use hormones in feeding livestock; Sebastopol seeks to ban GMO's, and We are a county of environmentalists; community gardens are part of this evidence in cooperation. Though regarding overnight rentals, some people maintain they should be able to do whatever they want on their property. But that is counter to Sonoma County's philosophy of sustainability. Sustainability is the "long range vision" that supports the quality of life; a strong denominator in the equation of living; in a vision of respect to all things. And I believe Petaluma leaders know how important sustainability is because I look around and see our wonderful community goings on and services. Your actions in this are admirable. For sure I know that our citizens here have learned the importance of community when I read the stats on voluntary water reduction that have proved significantly lower to date. Petaluma has commercial businesses that practice the philosophy of sustainability. Their actions have defined their intent. I'm sure you know the names of some very well because their actions speak loudly in how they proceed in business. Character forms the backbone of sustainable outcomes; the character of neighborhoods forms the backbone of a community because the blocks that comprise a community are neighborhoods, precious neighborhoods supported by its residents in most cases; not all. There is respect and accountability and cooperation most of all. That is Petaluma Community! Take a moment and imagine your block having several overnight rental homes open for business; "home hotels" operating throughout your block. Take a moment and imagine the tapestry of your street; your block; your backyard. Take a moment and reflect on this. Additionally, shall we become a city of "virtual" neighborhoods when investors buy up real estate to use as "home hotels" ? As Planning Commission members, like City Council; you have a responsibility in service to the citizens of Petaluma. Your decisions hold much at stake; most importantly - the neighborhoods of Petaluma. Do any of you have an overnight rental nearby? Have you had this experience as yet? My research shows that there is a backlash to adopting this short-sighted taxation dividend on the backs of our neighbors; the TOT as it were. And, more seriously, city funds will be drained with insufficient resources to cover potential problems arising from such. What is the long range vision. I quote John Muir : When one tugs at a single thing in nature; he finds it attached to the rest of the world" Please consider the long range vision and recommend to preserve residential neighborhoods instead of becoming commercialized corridors to tourists. The long range vision should define the future of Petaluma; not money. 1. c• Ingrid From: Beverly Schor <beverlyschor@gin ail.com> Sent: Thursday, November 13, 2014 12:13 PM To: Alverde, Ingrid Subject: Re: Short Tenn Rentals Ingrid, I only mentioned the Ellis Act because there may be a real temptation for owners to evict a tenant in order to make more money as a short term rental. At least the Ellis Act requires that the owner occupy the vacated rental for at least a year AND the owner must reimburse the tenant's moving expenses. It is a big deterrent for displacing tenants (especially older ones who may be paying less than current market value because of their long tenancy). I will read the proposal and get back to you if I have any other thoughts. Beverly On 11/'13/1411:23 AM, "Alverde, Ingrid" <IAWE T (7D i.)etaluma.ca.us> wrote: > Hi Beverly, > Below is a link to the newest staff report for the vacation rental > program which will be considered by the Planning Commission next > Tuesday night > 11/18/14 at 7pm. In that report, we are proposing that non -hosted > rentals only be rented up to 90 days per calendar year. This will > limit speculators ability to buy and flip homes for full time rentals. > I'm not sure I understand how the Ellis Act applies to the vacation > rental situation as I believe Ellis Act is most applicable in cities > with rent control - which we do not. > httol/i et:tiuma�;ranirus.cem/Genn_rated :�ndaViewer.ohn?vieva id=31&eventid=191> > Please let me know if you have any additional thoughts or concerns > after reviewing the most current proposal. > Warm regards, > Ingrid > -----Original Message----- * From: Beverly Schor Lmailkr.bev rlvsci:ori rnail.can� > Sent: Wednesday, November 12, 2014 2:37 PM > To: Hines, Heather; Alverde, Ingrid > Cc: Teresa Barrett > Subject: Short Term Rentals 56 > I sit next to Teresa Barrett on the Parks Commission. We recently > talked about short term rentals because I lived in SF for 30 years > where I experienced the condo -conversion craze that displaced many > renters. I believe many of the issues faced at that time are similar > to the AirBnB craze Petaluma now faces. > Based on my first-hand experience, I have two key issues that I think > need to be addressed in any Petaluma Short Tenn Rental proposal: > 1. Eviction of tenants > 2. Owner Occupancy > Both of these can be researched more fully, but to summarize: > eviction of tenants should be prohibited for rental conversions of any sort. > If an owner wants to personally occupy a rental space that he/she > owns, the procedure to follow must be the Ellis Act. The Ellis Act > cannot be applied to the same building more than once in a specified period of time. > Following an Ellis Act enactment, the owner must PERSONALLY live in > that unit for at least one year before converting it to a condo or short term rental. > This prevents "flipping" units to get higher rents. Relatives or > children do not qualify as owner occupants. Utility bills, tax returns etc. > must be produced to confirm actual residency. This makes rental > conversion painful, but not prohibitively painful. > I believe owner occupancy is imperative for short term rentals. If > the owner does not have a stake or accountability in the neighborhood, > the renters won't either. It also prohibits renters from "subletting" > their apartment for profit while ducking accountability. > For stand-alone buildings, the owner must PERSONALLY reside at the > address in question for at least one year or it must be vacant for a > year. This prevents corporations or individuals from 'flipping' > properties and/or evicting tenants. > Personally, I believe that the laws governing short term rentals must > be stringent enough to make them difficult, but not so stringent as to > encourage 'illegal' operation. The marketplace will 'speak' in terms > of over proliferation or'bad' deals. The one year'cooling off' > period will discourage most fortune hunters. > I hope this is of some help in tackling a very difficult problem. > Sincerely, > Beverly Schor 57 Alverde, Ingrid From: Christina Gleason <cbgart@comcast.net> Sent: Monday, November 10, 2014 7:117 PM To: Billie Suder; Carol Castillo; Darren Sciford; Mike Gleason; Save BurbankNeighborhoods; Erik Chipchase; Steve&Tracy Smith; Marie; Sherry Wright; Sherry Padfield; Nancy Sasser; Jeff&Carmen Sobiera; Bridget Lyons; Mike Kraus; Kelly Sullivan; Barb Morrison; Martha Johnson; Aliza Brady; Mammoth Neighborhoods; Juanita Radford; Sally Atterbury; Jane&None Plummer Plummer; Christina Gleason; Susan Thompson; Kit Schlidr Maureen Kennedy; Barbara Ramirez; Stefany Perlman; IanCindy Rawlinson; Douglas Freund Cc: Bill Wolpert; Alverde, Ingrid Subject: Fwd: Single Family Nightly Home Rentals Please read the fallowing letter from MammottiNeighborhoods research. Thank you. Petaluma Neighbors Preserving Petaluna Neighborhoods nu�,v.�roiecct -�etalumal;ei�=hborhoods.coln t — E— Begin forwarded message: From: Mammoth Neighborhoods<mammothiieighborhoods;::ugmaii.coin> Subject: Fwd: Single Family Nightly Home Rentals Date: November 10, 2014 2:56:03 PM PST ---------- Forwarded message ---------- From: Mammoth Neighborhoods <i-nammx;tJ3nei;zi;borhoodsu': naiLconl> Date: Thu, Sep 12, 2013 at 6:28 PM Subject Single Family Nightly Home Rentals TO nl&}'O:'d V idoJ_L`+wi[! I}} 71 COtn, Councdinell.8lbClt�OnPL"'i31aLLCOIn, Lc'iuSLi 13Clahlni lKL?C`OmCd St.nCt. anke4 ctOl aol.com nithe tl_2 bc?lobal.nei, CcUnCtit7)iallbe��-C£1177f �tYd�llei)ill i 3lllil'_t,tit,lmllel0lfllc�[l.LHlll lll Calla. Cc: Christina Crlcason ! }.�,rt',, c oni n?�t.nct> Dear Petaluma Mayor David Glass and Members of the Town Council, We are writing to share our experiences with the nightly home rental debate. Our organization, the Mammoth Neighborhoods Group, is a citizens' group in Mammoth Lakes which is comprised of local residents, second homeowners and tourism industry workers. We are a fact-finding group that has been volunteering our time oil this issue. In Mammoth, our General Plan wid zoning codes permit nightly home rentals only in specially designated and designed "resort zoned" neighborhoods. However, recently some have proposed expanding those rentals into our single family neighborhoods. Based on our research and analysis, we believe nightly home rentals do not belong in traditional single family neighborhoods, where they have a myriad of 58 guest experience and quality of life impacts. Very generally, some of the impacts and concerns stemming from expanded nightly home rentals range from providing our guests an inferior experience, diluting and undermining our existing inventory, noise, garbage and wildli le, traffic, cars, snow removal, parking, crowds and trespassers, and public safety. In addition to these concerns, there are legal issues raised relating to conflicts with neighborhood CC& R's, the need to conduct a thorough CEQA analysis, and a direct conflict with our town's General Plan. Additionally, we already have a broad supply of existing single family homes and large luxury townhomes, all of which can currently be rented on a nightly basis. We have provided a more thorough analysis of these, and other, issues on our website, which I would encourage you to visit: hri 7:,, mammolmei uhbr>rhonds.conr{our-coneernsi In sum, it is our belief, based on our own experiences with nightly home rentals (both legal and illegal) in our town, coupled with our extensive research and analysis, that expanding nightly home rentals into singte family neighborhoods is not the right strategy. Instead, it makes more sense to focus on improving the services currently provided to guests, and to avoid undermining our single family neighborhoods, which is truly the backbone of our community. Sincerely, The Ivfammoth Neighborhoods Group mauunothneigliborhoods. com 59, From: Deborah Garber rmailto:garberart(agmail.coml Sent: Wednesday, October 15, 2014 11:08 AM To: Alverde, Ingrid Subject: Short-term rental presentation Dear Ingrid, Thank you for your thoughtful, well-prepared and even-handed presentation at last night's Planning meeting. I appreciate all the hard work you've put into this process and feel confident that a reasonable solution to the question of regulating short-term rentals will be the outcome. My only additional comments would be to echo those of several other speakers: 1) Notification of neighbors within a 500 ft. radius seems excessive. There is no parking shortage in my neighborhood and my guests have virtually no impact on the neighborhood. In fact, I think it was pretty clear from the comments last night that, in general, problems with neighbors are a real rarity. Those that do exist seem to pre -date Airbnb and Airbnb is used as a pretext when in fact it is not the cause of the problems. 2) Publication of hosts' names, addresses and phone numbers to residents within that 500 ft. radius is somewhat worrisome, especially since Airbnb goes to great lengths to protect hosts' private information. If there is a problem, neighbors can always contact the police. Ironically, and I think most hosts would agree with me, we experience much more noise emanating from the homes of our neighbors than from the rooms or rental units occupied by our guests! Lastly, I hope you will be able to work out an arrangement with Airbnb whereby they collect TOT directly. Otherwise, if hosts have to build the TOT percentage into the rental prices, we will have to pay income tax on those funds, even though they're not income. The alternative, collecting the tax upon a guest's arrival, is awkward because there is currently no exchange of money between guest and host. And if the guest only has a credit card and foreign currency, that's yet another complication. Thank you again, and please feel free to contact me if you'd like any additional feedback. Yours, Deborah Garber (707)769-8709 60 From: Christina Gleason <cbaart@comcast.net> Date: November 10, 2014 at 7:47:03 PM PST To: Billie Suder <WSuder(@,,aol.com>, Carol Castillo <carolcastillo7@gmail.com>, Darren Sciford <dsciford@Yahoo.com>, Mike Gleason <mabooks(.@comcast.net>, SaveBurbankNeighborhoods <Ganl728 o.aol.com>, Erik Chipehase <f-IEl I l(.g)earthlink.net>, Steve&Tracy Smith <ssmith2378@comeast.net>, Marie <marandasmomnnsbcglobal.net>, Sherry Wright <fandswI@comcast.net>, Sherry Padfield <sspadfield@gmail.com>, Nancy Sasser <naneysasser@amysldtehen.net>, Jeff&Carmen Sobiera <sobierai(a synopsys.eom>, Bridget Lyons <HcvBridget@me.com>, Mike Kraus <mike.lcraus(cr�,att.net>, Kelly Sullivan <lcellysellssonoma@comeast.net>, Barb Morrison <barb@seankane.net>, Martha Johnson <mspetalumana,comcast.net>, Aliza Brady <AlizaBrady@gmail.com>, Mammoth Neighborhoods<IylamrnothNeighborhoods(cr�Rrnail.com>, Juanita Radford <iiradford cr eomeast.net>, Sally Atterbury <satterbury@sbeglobal.net>, Jane&Norm Plummer Plummer <ianemagness(a?comcast.net>, Christina. Gleason <cbgarcomcast.net>, Susan Thompson <thompsonsusan(@att.net>, Kit Schlich <kitschlich@comcast.net>, Maureen Kennedy <mkermedv500 a,comcast.net>, Barbara Ramirez <biramuez(cr�comcast.net>, Stefany Perlman <sfgperlman(a Mail.com>, IanCindy Rawlinson <office@rawlinsonacupuncture.com>, Douglas Freund <freundslhip@cartblink.net> Cc: Bill Wolpert <wolpert@a sonic.net>, Ingrid Alverde <ialverde(.@ci.petaluma.ca.us> Subject: Fwd: Single Family Nightly flame Rentals Please read the following letter from MammothNeighborhoods research. Thank you. Petaluma Neighbors Preserving Petaluma Neighborhoods www.protecctpetalumaneigliborlioods.com Begin forwarded message: From: Mammoth Neighborhoods<mammothneighborhoods(o�gmail.corn> Subject: Fwd: Single Family Nightly Home Rentals Date: November 10, 2014 2:56:03 PM PST --------- Forwarded message ---------- From: Mammoth Neighborhoods <marmnothneighborhoodsna gmail.com> Date: Thu, Sep 12, 2013 at 6:28 PM Subject: Single Family Nightly Home Rentals To: mayordavidglass@gmail.com councilman.albertson@Fgnail.com, teresa4petalmna(.@comeast.net, rnike4pet cr,aol.com, mthealy sbcglobal.net, councilmemberlceameyO.me.com, kathleencmilleroffice@gmail.com Cc: Christina Gleason <cbaart(a),comcast.net> Dear Petaluma Mayor David Glass and Members of the Town Council, We are writing to share our experiences with the nightly home rental debate. Our organization, the Mammoth Neighborhoods Group, is a 61 citizens' group in Mammoth Lakes which is comprised of local residents, second homeowners and tourism industry workers. We are a fact-finding group that has been volunteering our time on this issue. In Mammoth, our General Plan and zoning codes permit nightly home rentals only in specially designated and designed "resort zoned" neighborhoods. However, recently some have proposed expanding those rentals into our single family neighborhoods. Based on our research and analysis, we believe nightly home rentals do not belong in traditional single family neighborhoods, where they have a myriad of guest experience and quality of life impacts. Very generally, some of the impacts and concerns stemming from expanded nightly home rentals range from providing our guests an inferior experience, diluting and undermining our existing inventory, noise, garbage and wildlife, traffic, cars, snow removal, parking, crowds and trespassers, and public safety. In addition to these concerns, there are legal issues raised relating to conflicts with neighborhood CC&R's, the need to conduct a thorough CEQA analysis, and a direct conflict with our town's General Plan. Additionally, we already have a broad supply of existing single family homes and large luxury townhomes, all of which can currently be rented on a nightly basis. We have provided a more thorough analysis of these, and other, issues on our website, which I would encourage you to visit: http://manunothneighborhoods.corn/our-concerns/ In sun, it is our belief, based on our own experiences with nightly home rentals (both legal and illegal) in our town, coupled with our extensive research and analysis, that expanding nightly home rentals into single family neighborhoods is not the right. strategy. Instead, it makes more sense to focus on improving the services currently provided to guests, and to avoid undermining our single family neighborhoods, which is truly the backbone of our community. Sincerely, The Mammoth Neighborhoods Group mammothneiuhborhoods.com 62 Ellis, Evelyn From: Alverde, Ingrid Sent: Wednesday, November 12, 2014 2:29 PM To: Ellis, Evelyn Subject: FW: F Y I: today's Chron... Don't Hand SF over to Airbnb From: Christina Gleason [mailto:cbgarL@comcast.netl Sent: Tuesday, October 21, 2014 6:52 AM To: Dave Glass Cc: Dave Glass. David L Browne; Alverde, Ingrid; Hines, Heather; Bill Wolpert; ciinamarie.bp(@gmail.com- dianaegomezCalgmail.com; iocelvnvehCalyahoo.com; richard0lacehouselinen.com; jenpierrepetaluma@)yahoo.com; kathleencmilleroffice(cagmail.com; teresa4petaluma@)comcast.net Subject: Fwd: F Y I : today's Chron... Don't Hand SF over to Airbnb FYI Today's Chron: "Don't Hand SF over to Airbnb" see the link : htti)://www.sfgate.corrilopinion/opeiiforwn/arLicl6/Don-t-hand-San-Francisco-over-to-Airbnb-5835325.php I'm putting this on our web site today. W 1 63 From: William Wolpert [mailto:wolpert@sonic.net] Sent: Thursday, October 16, 2014 3:46 PM To:'Christina Gleason' Cc: Hines, Heather; Alverde, Ingrid Subject: RE: overnight rentals : lengthier examination of impact / can the issue be tabled? I appreciate your comments, Christina. By having planning staff further refine the recommendations that we reviewed on Tuesday, I felt we were taking prudent action while not rushing to conclusions. I agree that this phenomenon is evolving and it undoubtedly will continue to change after some regulation is adopted. But not dealing with the issue exacerbates existing problems. It was pretty clear that everyone -- Wanted some form of regulation on Air BnB. Our finalizing the process on November 18 is not guaranteed, but we will take another step in that direction. Thank you for participating in the discussion. M William B. Wolpert, Architect 7 Fourth Street, Studio 61 Petaluma, CA 94952 707.789.0822 G reen Bu i Id i ngArchitects.com --Original Message ----- From: Christina Gleason Imailto:cbaart@comcast.netl Sent: Thursday, October 16, 2014 8:20 AM To: Bill Wolpert Subject: overnight rentals : lengthier examination of impact/ can the issue be tabled? Mr Wolpert Good morning. I was a speaker at Tuesday night's PC Hearing. Additionally, I might suggest an idea that may be of importance in the Planning Commission's process on the issue as follows: The impacts of "overnight / vacation" rentals are immense to this community, our neighborhoods - our environment. Is it possible to "table" the issue a while longer in order to complete more thorough and extensive research? In my research, I have found many communities are not able to "see" impacts until after the fact of allowing such rentals. It seems that a certain respect to all the residents/Petaluma taxpayers heretofore should be given this respect, at least. Whether or not the ordinance is made to IZO at a later date. I understand the PC will recommend or not to City Council on November 18, 2014. Please consider tabling the issue a while longer as per. Sincerely, Christina Gleason Petaluma Resident 64 From: Christina Gleason [mailto:cboart(a)comcast.net] Sent: Friday, October 10, 2014 6:33 PM To: Bill Wolpert Cc: oinamarie.bNa)Qmail.com; kathleencmilleroffice(a)omail.com; dianaeoomez(a)omail.com; iocelynyehColyahoo.com; richardCallacehouselinen.com; citymgr Subject: FYI - R-1 neighborhoods & overnight rentals - research Dear Planning Commission Members: For your information regarding overnight rentals /problematic issues. Respectfully, --The Petaluma Neighbors Preserving Petaluma Neighborhoods www.protectpetaluivaneigLaborlaoods.com Please do not allow overnight rentals in residentially zoned areas/residential neighborhoods of Petaluma. FOR YOUR INFORMATION AS FOLLOWS: Scottsdale AZ Short term stay rentals (less than 30 days), such as vacation rentals and Bed & Breakfast boutique hotels, are not allowed in Single Family Residential dsitricts.http://www.scattsdaleaz.gov/Page659.asox Hawaii Honolulu: The lain states that as long as you leave o 30 -day window, you're okay. So, arnless your association specifically states you cannot have short-term tenants less than one month, you can rent your horne for a short amount of time during a 30 day period. Santa Barbara, CA littp://www.independent.coin/nows/2014/aug/3 0/gorilla-vacation-rental/ excerpt: " The Gorilla in the Vacation Rental "At this point, the mediation seems to have hit an impasse. UCSB Engineering Professor Nadir Dagli and Brian Cox represent the neighborhood in the closed talks attended by Bullemer, his attorney, and an outside mediator. Dagli says the city's draft ordinance "Short -Term Vacation Rentals" is the cause. "It cuts the legs out from under us and seems like the city is taking sides," he asserts. Cox calls the draft ordinance "problematic at least" and says it "deals with the symptoms [like noise] and not the problem. The problem is having transient vacation rentals in the middle of R-1 residential [zones]." The draft ordinance "Short -Tenn Vacation Rentals," proposed by the Finance Department and City Attorney's Office, is the first to address home rentals since Goleta incorporated. It defines a legal short-term vacation rental as not more than 30 consecutive days in a dwelling unit not part of a hotel. This draft does not define "hotel," which is what Bullemer's rental is, the neighbors argue" Venice, Fla. Overnight/Vacation Rentals 65 2. 1.1 Protection of Neighborhood Environment The most commonly cited municipal purpose for regulating short-term rental housing is to protect the character of existing residential neighborhoods. Often these communities are responding to complaints from permanent residents about the disturbances that may be caused by short-term tenants, including excessive noise, late night parties, trespassing, increased traffic, and other disruptive activities. Generally speaking, the rationale is that vacationers and guests who do not have ties to the local community are more concerned with maximizing their fun than they are with being a good neighbor. This rationale is evident in the —resort dwellings ordinance adopted by the City of Venice, Florida, which states: [The] City council finds that resort dwelling rental activities in single-family neighborhoods affects the character and stability of a residential neighborhood. The home and its intrinsic influences are the foundation of good citizenship. The intent of these regulations is to prevent the use of single-family residences for transient purposes in order to preserve the residential character of single-family neighborlroods.5 2.1.2 Protection of Physical Characteristics Some communities also cite the need to protect the physical characteristics of their residential neighborhoods. The underlying rationale is that short-term rental properties generally are not owner -occupied and therefore are less likely to be cared for to die same degree as permanent residences. At least, in theory, absentee property owners are presumed to be less diligent about the types of regular and routine maintenance tasks typically associated with home ownership, such as lawn maintenance, tree and shrub pruning, and exterior painting. Miami Beach, Fla. Adiami Beach City Ordinances: Ban Short Term Rentals in Homes http•//www miamilodge.corn/ban-short-term-rentals-in-homes.aspBurbatilc, CA Burbank, CA littu://www burbankleader com/news/tn-blr-burbank-changes-housing-rules-20140628,0,6086848.story By Alene Tchekmedyiad, alerne.tchelonedyiaii@latintes.cmre June 28, 2014 10:37 a.m. Elected officials on Tuesday enacted strict rules banning boarding homes and short-term vacation rentals in residential, zones after residents raised concerns in recent months about what they called the changing character of Burbank neighborhoods. While resident concerns initially stenuned from group homes, public feedback grew after months of community meetings to include complaints about so-called boarding homes causing over -density, parking problems and traffic, as well as mansionization and what appears to be a growing popularity of short-term vacation rentals in residential neighborhoods through websites like Airbnb.com. "Until you are that neighbor who is facing the scraping of the lot next door to you and the possibility of an enormous property going up, you just can't understand the fear it really rakes into the existing neighbors," said Jim Casey, a local real estate agent and member of community group Preserve Burbank. "Family" is now defined as people in a single household that share common areas, housekeeping and household expenses. Additionally, the definition states that the household must rent no more than two individual rooms for compensation under separate leases or rental agreements, unless additional leases are required by a governmental funding program, and new residents must be selected by all existing adult members of the household. The rules also prohibit homeowners from renting out their properties for short-term vacations if the length of stay is less than 30 days. 66 p Crump, Katie From: Christina Gleason <cbgart@comcast.net> Sent: Thursday, September 04, 2014 9:38 AM Subject: Overnight rentals in residentially zoned neighborhoods : your letters ... with elections coming up ... Petaluma Neighbors Preserving Petaluma Neighborhoods Hello - Thank you to all Petaluma Neighbors Preserving Petaluma Neighborhoods who've taken the time and made the effort to write the City regarding your opposition in the proliferation of "overnight rentals" in Petaluma's residential neighborhoods and the affects they pose to residents, the quality life, the cohesive neighborhood and especially in keeping with the long range vision of preservation most importantly that Petaluma not become a "hotel city" from my log: ... it is Zara in the neighborhood- sunitnertirne and windows are opened for air; au+akened to noise - a cell phone?ipeople conversation? with all the audible sound and lights on now it is like daylight in nzy home even with the curtains and shades drawn [no air with the shades drawn either] - because I know sooner or later there will be activity such as this at my neighbor's "overnight rental" - people traffic 24hours a day, }lou never know when... ... in the morning at lam, someone drops a bag of bottles into the recycle container outside where it thuds and rattles, a car rev's - they must be "checking out" early... the gate swings open and closed and clatters against its latch many times as they trail out with trey bags and during the course of a day beginning now vacationers are going up and down the three outer stainways of this residential home carrying their bags laughing and chatting, just erhfvping the atrbnb; enjoying perhaps their vacalion, wedding, touring time in Petaluma in this residential neighborhood and again there are cars going Icy making "u -turas" to find the "overnight rentals" residence often asking : "where is ###?" and occasionally knocking at my door asking the same... sometimes after dark .. once at IOpm. ... a day in my residential neighborhood feels like living next door to a hotel or a supermarket parking lot. Anyone who lives next door to such actnrily would ask themselves : is this a hotel district or a grocery store parking lot? so replete with its appropriate recycle and garbage bills, street traffre and pedestrian access entrances... ... 11111170; this is my neighborhood. The City is busy at election time. Petaluma has commensurate issues at hand where indecision and neutrality inhibit die structure of good leadership. Please keep writing letters to convey your opposition to "overnight rentals" in residentially zoned [see IZO] areas of Petaluma. Christhta Gleason cbgart@veomcast.net "When one tugs at a single thing in nature, he finds it attached to the rest of the world." - John tkluir 67 From: Christina Gleason <cbgart@comcast.net> Sent: Wednesday, August 27, 2014 1:53 PM Subject: Fwd: Single Family Nightly Rentals - 8/27/2014 Attachments: Bill Taylor Itr SFR Rental.pdf Categories: Vacation Rental August 27, 2014 Subject at issue: "overnight rentals" To: Petaluma Council Members City Planning/ Planning Commission, Petaluma City Mgr: Please take a moment: Petaluma Neighbors Preserving Petaluma Neighborhoods in favor of not allowing overnight rentals in the residential neighborhoods of Petaluma woutcl like to share the recent email regarding this issue in the town of Mammoth. We feel this is valuable information in your research toward the issue. Sincerely, Petaluma Neighbors Preserving Petaluma Neighborhoods Begin forwarcled message: From: Mammoth Neighborhoods <tiiart?mothsaeighborhoods(iun;ail.com> Subject: Single Family Alightly Rentals Nor, that the Mannnoth Town Council istackling the single fmrril-v nightly rental issue, it is more important than everfill as to get organized Our next meeting is PPednesday, Septernher 3 at IOarn at the 1849 Rec Room. Attached to this entail is a letter that ivas researched and tivritten by long -tune local, and Marnnaotlr's_fornrer Deputy Director of Conanunity Development, Bill Taylor. The letter analyzes the impact that are expansion of nightly rentals would have on i-vorkforce and corntnunity housing in Uannnoth. The letter also notes that Jackson Hole, in recognizing these impacts, has recently reafrrned its commitment to keeping nightly rentals out ofsingle fancily neighborhoods, just like Manmroth. FVO-e also attaching the results of the nightly rental sw•vey that ivae going around town recently. Ofall the respondents, over 70% said [hey were either "ver), march opposed" (49;'0) or "%r the mostpm7 opposed" (21 %) to expanding nightly rentals. 11 % said they were "In favor of 68 nightly rentals i,vith conditions" and 17% are "very much in favor." tf the Town Council is going to move forivard on this issue despite these facts, rve need to be prepared. Please join its on 6Yednesday, September 3 at .10am at the 1849 Ree Room. Please make sere to forward this email to your friends and family and encourage thein to sign the petition linked below. Sincerely, The tblanunoth neighborhoods Group Ivor. �hncumnr>tivrei�lrhor,'aoods.cx�m I'm very For the I'm in much most favor or I'm in very, opposed part I'm renting much in to renting opposed I don't single favor, renting single renting care %family single Cannily Rating family single one Moines on Domes in ,average homes on family gray ;or a nightly Mammoth a nightly homes another basis, Lakes on a basis in on a with nightly basis Mammoth nightly conditions Lakes basis 49.1% 21.0% 2.0% 11.0% 16.9% ?2 69 William T. Taylor P.O. Box 7363 Mammoth Lakes, CA 93546 August 19, 2014 Mayor Jo Bacon and Members of the Town Council Town of Mammoth Lakes P.O. Box 1609 Mammoth Lakes, CA 93546 Subject: Town Council Priorities and Nightly Vacation Rentals in Single -Family Zones Dear Mayor Bacon and Members of the Town Council, Thank you for the opportunity to comment on your proposed adoption of priorities at your regular meeting of August 20th. One of the priorities listed is "Tackle Single Family Rental Decision on a Town -wide Basis." Since the time of incorporation, the subject of short-term rentals in single-family zones has come before the Council on several occasions and the current restrictions have been maintained. The impact of these rentals on long-term housing has previously been identified as a significant concern and continues to be one. Presently, the single-family neighborhoods provide about 40 percent of Mammoth Lakes' resident housing. As a result, even a small change in the supply of single- family homes for long-term occupancy will be significant. Based on the experience of other communities, the approximately 350 single-family homes being rented to locals are most at risk of conversion to nightly rental, but owner occupied units would also be expected to convert over time as current occupants sell or move. Many other communities have seen a loss of long-term housing as a result of the availability of rental services like VRBO and Airbnb. It has become an issue in large cities like San Francisco and in resort areas as diverse as Teton County Wyoming and Kauai Hawaii. In making a few contacts with other mountain resorts, only Aspen did not see adverse effects. This was attributed to the fact that "Most middle and upper -middle income households were already priced out of the Aspen free- market residential market for ownership or rental units. We rely on our robust affordable housing program and downvahey towns to provide housing_" Mammoth has not reached that price threshold and does not have either a comparable affordable housing program or comparable down valley options. The argument that nightly rentals will decrease resident housing supply is supported by a 2011 white paper prepared for the National Association of Realtors which noted "When property owners elect to rent their homes on a short-term basis rather 1 HE than renting on a longer-term basis (e.g., by the season or by the year), —they essentially squeeze the supply of housing, pushing up the demand, and subsequently, the cost of housing in the community." "Tourist communities, in particular, may be affected if the workers in low-paying service and tourism related jobs can no longer afford to live in the community or within a reasonable commuting distance." With few housing options and little housing opportunity outside of the town, Mammoth is particularly susceptible to even small changes in the supply of workforce housing. Teton County Wyoming which faces housing issues similar to those faced by Mammoth, a limited private land base and distant bedroom communities, decided earlier this month to maintain its existing restrictions on single family residences (SFR's) outside of specific resort developments. This was for many of the same reasons that Mammoth has considered. This solution, allowing nightly rentals of SFR's in zones and developments that would otherwise permit transient lodging, is an approach that has been used elsewhere and is consistent with Mammoth's current policies. Recognizing that there is a demand for rentable SFR's, there are builders who are constructing or proposing to construct more SFR's in the Resort Zone. Over time, these will start to address the demand for short-term home rental, reducing the pressure to open up all single-family zones to transient use. The General Plan calls for substantially increasing the housing supply available to the workforce. Evidence from other communities shows that transient home rental reduces resident housing supply. Absent an aggressive program to create more workforce housing, allowing nightly rentals in the single family zones moves in the opposite direction of the General Plan goal. While maintaining the current regulations will not increase the resident housing supply, removing those regulations will reduce it. For this reason, I suggest that the Council recognize the appropriateness of the current rules, drop the SFR issue from the priority list, and focus staff's limited time on other important projects on the list. Thank you for your time and consideration. Sincerely, 9 Bill Taylor Mammoth Lakes z 71 Crump, Katie From: Christina Gleason <cbgart@comcast.net> Sent: Thursday, August 14, 2014 9:24 AM To: citymgr Cc: ginamarie.bp@gmail.com; Dave Glass; Bill Wolperl; Ervin, Olivia; Jonclkheer, Elizabeth Subject: F Y 1: Overnight rentals/ SF Gate / Neighbors opposed / August 14, 2014 Airbnb irks Twin Peaks Neighbors by Carolyn Said [excerpted] " Bcay Fors,Lh, 83, has lived on Sunview, Drive in San Francisco's Twin Peaks neighborhood since 1956, and fondly reminisces about watching 26 neighbor kids grow up playing in the cul-de-sac. Her son, John Forsvth, and his family live a few doors down the block, which has about three dozen single-family homes with remarkably tight -knit neighbors.Now some of those neighbors are banding together to complain that three residences on the block - nne entire house and two in-law units - are renting space to temporary visitors through the hospitality marketplace website Airbnb." Follow link for the entire article:ht hvwuesfeate cmn/realestate, articlef tirbnb-iris-ucighbors-5687123,pt� --- PETALUNIA NEIGHBORS PRESERVING PETALUNIA NEIGHBORHOODS "When one tugs ut a single thing in nature, he finds it attached to the rest of the world." — John Muir 72 Aiverde, Ingrid From: Christina Gleason <cbgait@comcast.net> Sent: Wednesday, August 13, 2014 3:38 PM Cc: Carol Castillo; Darren Sciford; Mike Gleason; Erik Chipchase; Steve&Tracy Smith; Sherry Padfield; Sherry Wright; Jeff&Carmen Sobiera; Bridget Lyons; Mike Kraus; Kelly Sullivan; Martha Johnson; Barb Morrison; Aliza Brady; Nancy Sasser; Juanita Radford; Jane&Norm Plummer Plummer; Sally Atterbury; Christina Gleason; Susan Thompson; Alverde, Ingrid; Barbara Ramirez; Maureen Kennedy; Stefany Perlman; lanCindy Rawlinson Subject: Fwd: Single-family rentals in Mammoth - a Council priority Categories: Vacation Rental (excm)'] "A recent poll indicated that there is overwhelming opposition ill the cornrnunity to ehnnghng the nightly rental lav, with almost 70% being opposed to a change in the status quo. Let the councibmembers lanow that this is not run issue that can be imposed against the connmunity's will kv a simple 3-2 vote. It is a decision that would frirndarrnerntally charnge our community and must be decided by our community. " Begin forwarded message: From: Mammoth Neighborhoods <man-imothlieighborhoods ci,grriail.C.om> Subject: Single-family rentals a Council priority Date: August 13, 2014 12:23:40 PM PDT We have some very concerning news to report: At the town council priorities workshop last week, there was a consensus led by Couucilmember Michael Raimondo, in favor of placing single family nightly rentals on the council's shout -term priorities list. Next week, on August 20, the town comicil will hold a public meeting where they will decide whether to formally incorporate single family rentals into their list of shout -term priorities. That means you have one week to let the councilmennbers know how you feel about the issue. Regardless of which side of die issue one stands, a decision of this magnitude should not be made by just three councihnembers sitting up at Town Hall. if the. "town Council wishes to fundamentally change die way our single family neighborhoods and community are organized, they should ask the community through a referendum. If they don't ask the community, we will force the issue through a formal referendum petition. This is a community issue and should be decided by our community. The Mani noth Neighborhoods Group has met with all three of the new 73 councilmembers, as well as Mayor Bacon. These individuals are all smart and reasonable leaders, so your communications to them should be well received. At the workshop, Councilmember Richardson and Fernic both expressed interest in moving the nightly rental issue forward, but based on our experiences with them, they are open to the facts and are not unreasonable. Councilmember Raimondo has declined our past invitations to meet, so we cannot speak to his thoughts on the issue beyond his public statements in favor of single family rentals. A recent poll indicated that there is overwhelming opposition in the community to changing the nightly rental law, with almost 70% being opposed to a change in the status quo. Let the couneilmemburs know that this is not an issue that can be imposed against the community's will by a simple 3-2 vote. It is a decision that would fundamentally change our community and must be decided by our community. Here is the relevant contact information: Michael Raimondo — oldn(w orkde.lia a;:grnail.co n Shields Richardson—;+_!mills:f zhoo.c= m Colin Fernie -- Coiini r%Rlacl:fieskis.c;ozn John Wentworth—john« t'w>ntwortha)uoc Lclm Jo Bacon Town Manager, Dan Haller —dhoileitiz�to.h=notinammothlakes.ca.aoti' If you'd like your position to be known in a letter to the editor of our local press, here is the contact information. The deadline for this week's paper is today for the Mammoth Times and early tomorrow for The Sheet: The Sheet: lunch<<<t[hesheetnetics.Coll Mammoth Times edit+:r(rmanisnothtiill es.com Sierra Wave: L+l•:esssb rr"ri-sie! ra u; :=e -net Attached is a flyer with additional information about the issue. PLEASE FORWARD THIS EMAIL TO YOUR FRIENDS AND FAMILY. Sincerely, The Mammoth Neighborhoods Group 74 Facts About Existing inventory. There are over 950 stand alone homes that can legally be rented in the "pink" and "orange" zones along with dozens more being constructed. Similar to Jackson. Hole and Park City. Mammoth allows nightly home rentals, but only in specific locations. Traditional family neighborhoods are reserved for non -transient use. The low occupancy rates in existing legal home rentals shows there Is little unmet demand for this product. Governing Documents: CC&Rs are legal documents that are binding on all homeowners In a subdivision regardless of town law. Almost every single family neighborhood in Mammoth, including the vast majority of neighborhoods close to Little Eagle, Canyon lodge and the Village Gondola have CC&Rs that prohibit nightly rentals. Even if the town legalized nightly rentals, the CC&Rs would remain in effect, creating a situation where neighbors would be forced to spy on and sue other neighbors. The big neighborhoods without restrictive CC&Rs are the Sierra Valley Sites and Old Mammoth. Transient Occupancy Tax: Even if the town legalizes nightly rentals, CC&Rs will still remain in place. No owner renting their home in those neighborhoods would dare get a business license or pay taxes as this would create direct evidence of a CC&R violation that could be used by a neighbor to sue that owner In court. Quality at Life and Guest Experience; Serious issues such as garbagelbears, I noise and public safety are widespread in both our legal and illegal home rental: These issues detract from the quality of life for residents and second homeowne and provide our guests an interior exper To expand nightly rentals, the town needs `a CEQA analysis, a General Plan amendment, and lawyers to defend the inevitable legal."_� challenges. And even (lien; the law needs to withstand a rderendom challenge. After all of this wasted effort we'll be'righf pack where we started. The Mammoth Neighborhoods Group , 766.935.3878 tUtammothNeigtabortaaads.com � irtamma44tNetghbasboads�?gmaif.corn 75 1.37 Crump, Katie From: Susan Thompson <thompsonsusan@attnet>�"�2y Sent: Wednesday, August 06, 2014 1:25 PM U t; ED To: citymgr AUG 0 6 2014 Subject: Nightly Rentals CITy 1VSA,N'G Dear Mr. Brown, 1 wrote a letter to the editor that appeared in Monday's (August 4) Son Francisco Chronicle. I wrote it in response to two recent Open Forum commentaries that extolled and criticized Airbnb and other Web -based nightly rental services. Neither one, however, addressed the issue that at the end of the day it is "all about the money". Here's the link to my letter: http://www.sfgate com/opinion/letterstoeditor/article/Letters-to-the- editor-Aug-4-5665752.php (Scroll down to "It's all about money'.) They come on hip.and cool and imply that you aren't if you don't embrace them, but I don't think these slickly -marketed apps should have the power to change the very essence of our neighborhoods. Do we really want to open up our residential communities to tourists/strangers? We can opt out. Please say "no" to nightly rentals in Petaluma. Thank you for your consideration. Sincerely, Susan Thompson Susan Thompson 11 Hinman St. Petaluma, CA 94952 707 769-0566 "Centuries of centuries and only in the present do things happen". -Jorge Luis Borges 76 Alverdle, From: Hines, Heather Sent: Tuesday, July 22, 2014 1:44 PM To: Alverde, Ingrid Subject: Vacation Rentals Ingridr Here`s a public comment €etter re vacation rentals, Heather ---------- Forwarded message ---------- From: <-,vsuder(iiaol.com> Date: Ayton, Jul 21.2014 at 5:37 PM Subject: To: cocutciln�an.alterlson i �rrnail.com Dear Councilman Currently city staff is preparing a proposal to amend Petaluma's zoning ordinance to allow short-term rentals in the residential zones. Reading through the Implementing Zoning Ordinance it is apparent that the intent of the current code is to separate commercial activity from residential activity and to protect Petalumans from an intrusion of commercial activity in their neighborhoods by requiring conditional use permits, business licenses, on-site presence of the property owner, off-site parking, and containment of commercial activity so that it is ..,"located and conducted such that the average neighbor, under normal circumstances would be unaware of its presence." Short-term rentals are a commercial activity. They increase traffic and activity, and cause noise and parking problems. They bring an influx of strangers into a settled quiet family -friendly neighborhood. They increase transience and reduce personal accountability. The average neighbors under normal circumstances are very aware of the presence of a short-term rental. In general they are considered a nuisance. Petaluma prides itself on its family friendly neighborhoods. As it should. This characteristic of our community is unique and needs to be protected. If you have ever lived in an anonymous neighborhood where neighbors do not make the effort to know each other you can understand how rich and rewarding it is to live in a Petaluma neighborhood. Allowing short -tern rentals in the neighborhoods destroys this familiarity. The increased transience makes building relationships impossible as short-term occupants cannot be held accountable for their behavior. If you have ever stayed as a guest in a short-term rental in a residential neighborhood consider your own behavior. Were you as aware of your impact on the neighbors as you would have been in your own neighborhood? Probably not because you did not know the neighbors. You had no relationship to them. You did not know that they go to bed early or sleep in late. You weren't aware that the two street spaces you carelessly parked in were generally occupied by the adjacent homeowners. When you arrived late or left early or sat out on the deck and talked on your cell phone you weren't aware 77 that you were disturbing the normal peace and quiet of the neighborhood. Generally short-term occupants are unintentionally inconsiderate because they are not familiar with the norms of the neighborhood. This causes them to be a nuisance. What about Megans law with people traveling. Air BNB do not really screen their applicants'. it's a farce. In attending the City Council meeting and the workshop that addressed short-term rentals it seemed that even the planning staff were not familiar with the provisions in our current implementing zoning ordinance that would apply to short -tern rentals. Short term rentals clearly meet the definition of both a Bed and Breakfast Inn and a Home Occupation and should require a business license and a conditional use permit. This would allow the neighbors and the planning enforcement officer some recourse to shut the business down if it is considered a nuisance. Allowing short-term rentals in the residential zones will result in more dwellings being occupied by visitors with no long term interest in being a good neighbor. Furthermore if owner occupancy is not a requirement we will see properties purchased solely to be operated as short-term rentals by off-site owners with the responsibility for the property subcontracted out to property managers and commercial housekeepers resulting in even more commercial activity in the neighborhoods. This is happening now with some of the properties in Petaluma advertised on VRBO and AirBnB. Imagine having a short-term rental on your block, next-door to your home with guests and cleaning crews coming and going every few days. Would you feel comfortable having your children play outside with all of this strange activity going on in the neighborhood? As far as providing an economic opportunity to increase tourism there are already adequate plans in the works to increase transient occupancy in the commercially zoned areas and provide enjoyable places for guest to stay: the proposed 120 guest rooms in the Riverfront development, the transformation of the Petaluma hotel to daily accommodations and the proposed new eco -hotel downtown adjacent to Rex's Hardware. Please protect our family friendly neighborhoods by not allowing the intrusion of short term -rentals in the residential zones unless they meet the current requirements of Bed and Breakfast Inns and In - Home Occupations and by strengthening the code to close the "accessory use" loophole to clearly define Rooming or Boarding Accessory Use to be for a period of "not less than 30 days" Thank you for your thoughtful consideration of this matter. I am a neighbor to an air BNB. It is such a nu science. Respectfully, Billie Suder VM Crump, Katie From: barbarasunshine@att.net Sent: Friday, July 18, 2014 12:36 PM To: citymgr Cc: 9inamarie.bp@gmaiLcom; dianaegomez@gmaiLcom; richard@lacehouselinen.com; jocelynyeh@yahoo.com;jenpierrepetaluma@yahoo.com; wolpert@sonic.net; Icathleencmilleroffice@gmaiLcom Subject: Airbnb - A Different Perspective Hello, I know there is an all-out call to action to outlaw airbnb's in Petaluma. I believe much of that call is fear -driven and since fear can often amplify opinions, I thought I'd give you another viewpoint. Their concerns are noise, parking, unkempt yards, and strangers in the neighborhood. Aren't these the very same concerns whenever a new neighbor moves in, whether they are owning, renting, or boarding. More often than not, people are responsible and there are no problems. The economy has not fully bounced back yet and good people are still struggling financially. For some, airbnb is a way to get by or it could be more serious and allow the homeowner to remain in their homes, just as it was in WW times. Boarding has the same purpose today but what has changed is how the Internet allows that "Looking for Boarder' sign to be seen by thousands rather than just passerby. I know people who rent out an extra bedroom and there is no disruption to their neighborhoods. In one case I did not know for years they had a boarder and I know their neighbors as well - yet never once heard a complaint. It is quiet and respectful. I also have a friend back east who takes in students — she vets the students well and the relationship is mutually beneficial beyond someone making some extra cash and a student having a nice place to live and study. She lives alone and the guy living in the fixed up basement makes her feel safe while the young man has a 'mom' away from home. There are others I know in Sonoma County who house sit to make extra cash —some are my friends and some are the kids of my friends. For all I know, outlawing airbnbs could affect housesitters as well. I hosted house concerts some time ago — monthly back in Pennsylvania and then hosted some shows here as well. Sunday afternoons, audience of up to twenty, no audio boost from speakers. No complaints about unruly strangers or noise. Never a complaint about parking either. Some neighbors weren't even aware we had such concerts as there was minimal impact. Some towns across the U.S. tried to outlaw house concerts altogether on the same grounds as airbnb's — noise, parking, strangers, commercial business operating in one's home but getting together to hear live music while passing the hat to help starving musicians has been going on for centuries. Like taking in boarders. The Internet exploded what had been quietly underground. Of course, there will always be bad apples and there are ordinances to keep things in check so that rot doesn't affect a neighborhood. Just a few years ago, there was a house near us with an excessive number of family and extended family members. They were homeowners but they did not maintain their house, their yard was full of tall weeds, there was a lot of noise and many cars parked outside. We noticed this just walking by with aur dog! We heard neighbors complained. (Eventually the bank took over and sold the house.) of course not all homeowners are irresponsible. Just as many airbnb's are respectful of their neighbors. And ordinances can apply to both situations to keep a neighborhood safe and operating to the majority's best interest. Outlawing airbnb's is extreme. Healdsburg and Tiburon are very different places than Petaluma with our strong sense of community and real caring of each other. We help our fellow Petalumans when times are hard. That has been proven over and over. Let's apply a dose of that same understanding here. Thank you for hearing a different opinion. I appreciate your time. Barbara Ginsberp, 1749 Rosamond Street Petaluma CA 79 From: Hines, Heather Sent: Friday, July 18, 2014 10:47 AM To: Alverde, Ingrid Subject: FW: Proposed changes to the zoning ordinance to allow short term rentals in residential neighborhoods Here's a public comment about vacation rentals. Heather From: Chris Albertson[councilman.albertson@gmail.com] Sent: Friday, July 18, 2014 8:10 AM To: Nancy Sasser Cc: Hines, Heather Subject: Re: Proposed changes to the zoning ordinance to allow short term rentals in residential neighborhoods Ms. Sasser -- You have raised some interesting points that will require some clarification during the public discussions. I hope you will attend the public meeting when this comes back before the city council. -- Chris Albertson On Thu, Jul 17, 2014 at 9:14 PIA, Nancy Sasser wrote: Dear Council Member Albertson, Currently city staff is preparing a proposal to amend Petaluma's zoning ordinance to allow short-term rentals in the residential zones. Reading through the Implementing Zoning Ordinance it is apparent that the intent of the current code is to separate commercial activity from residential activity and to protect Petalumans from an intrusion of commercial activity in their neighborhoods by requiring conditional use permits, business licenses, on-site presence of the property owner, off-site parking, and containment of commercial activity so that it is ..."located and conducted such that the average neighbor, under normal circumstances would be unaware of its presence." Short-term rentals are a commercial activity. They increase traffic and activity, and cause noise and parking problems. They bring an influx of strangers into a settled quiet fatuity -friendly neighborhood. They increase transiency Enid reduce personal accountability. The average neighbors under normal circumstances are very aware of the presence of a short-term rental. In general they are considered a nuisance. M Petaluma prides itself on its family friendly neighborhoods. As it should. This characteristic of our community is unique and needs to be protected. If you have ever lived in an anonymous neighborhood where neighbors do not make the effort to know each other you can understand how rich and rewarding it is to live in a Petaluma neighborhood. Allowing short-term rentals in the neighborhoods destroys this familiarity. The increased transiency makes building relationships impossible as short-term occupants cannot be held accountable for their behavior. If you have ever stayed as a guest in a short-term rental in a residential neighborhood consider your own behavior. Were you as aware of your impact on the neighbors as you would have been in your own neighborhood? Probably not because you did not know the neighbors. You had no relationship to them. You did not know that they go to bed early or sleep in late. You weren't aware that the two street spaces you carelessly parked in were generally occupied by the adjacent homeowners. When you arrived late or left early or sat out on the deck and talked on your cellphone you weren't aware that you were disturbing the normal peace and quiet of the neighborhood. Generally short-term occupants are unintentionally inconsiderate because they are not familiar with the norms of the neighborhood. This causes theta to be an undesirable nuisance. In attending the City Council meeting and the workshop that addressed short-term rentals it seemed that even the planning staff were not familiar with the provisions in our current implementing zoning ordinance that would apply to short-term rentals. Short term rentals clearly meet the definition of both a Bed and Breakfast Inn and a Home Occupation and should require a business license and a conditional use permit. This would allow the neighbors and the planning enforcement officer some recourse to shut the business down if it is considered a nuisance. Allowing short-term rentals in the residential zones will result in more dwellings being occupied by visitors with no long term interest in being a good neighbor. Furthermore if owner occupancy is not a requirement we will see properties purchased solely to be operated as short-term rentals by off-site owners with the responsibility for the property subcontracted out to property managers and commercial housekeepers resulting in even more commercial activity in the neighborhoods. This is happening now with some of the properties in Petaluma advertised on VRBO and AirBnB. Imagine having a short-term rental on your block, next-door to your home with guests and cleaning crews coming and going every few clays. Would you feel comfortable having your children play outside with all of this strange activity going on in the neighborhood.' As far as providing an economic opportunity to increase tourism there are already adequate plans in the works to increase transient occupancy in the commercially zoned areas and provide enjoyable places for guest to stay: the proposed 120 guest rooms in the Riverfronnt development, the transformation of the Petaluma hotel to daily accommodations and the proposed new eco -hotel downtown adjacent to Rex`s Hardware. Please protect our family friendly neighborhoods by not allowing the intrusion of short term -rentals in the residential zones unless they meet the current requirements of Bed and Breakfast Inns and In -Home Occupations and by strengthening the code to close the "accessory use" loophole to clearly define Rooming or Boarding Accessory Use to be for a period of "not less than 30 days" Thank you for your thoughtful consideration of this matter. 2 81 Respectfully, Nancy Sasser 504 Keokulc St. Petaluma, CA Home 707 "78-7169 nancvsasseri�:ram �=skitchen. net 82 a E _ Mayor Glass and COntlellineinbers I I English Street Petaluma, CA 94952 RE: Proposed Vacation Rental Ordinance Dear Mayor Glass and Councilmembers: I leadquartem2235 Challenger Way, Suite 100 Santa Rosa, CA 95--".07 {707)542-1579 Fax(707)_5,2-1008 Sernse Cenrer 625 Imperial Vvey, Soda_ 2 Napa, CA 94559 (?0;)255.1040 Fax (707)252-5330 July 17, 2014 Over the past year city staff and the council have gathered public input on a proposed vacation rental ordinance within the City of Petaluma. Most of the community input during these meetings has been positive. Local Petaluma REALTORSOa. like marry residents of our community, encourage the Mayor and Council to welcome the positive economic benefits that come from regulating vacation rentals. Our organization, the North Bay Association of REALTORS® is a four -county trade association representing roughly 3,000 members, many of which live in Petaluma. Our members are engaged in the community and advocate for the interest of Petaluma homeowners. In the May 2014 workshop, city staff sought community input surrounding components of a possible vacation rental ordinance. A vacation rental ordinance would best meet community concern over protecting the character of our neighborhoods while encouraging economic development. We believe that a vacation rental ordinance would best serve the community by including the following: 1. Noticing: when should neighbors be noticed. Neighbors of a new vacation rental should be informed when a permit is issued, such as through a city database or by having the application posted outside the house. This allows neighbors to have information if they chose to, but does not slow the permit process or take up staff resources. 2. Management: where should property manager live/how quickly should they respond to con �It amts. The manager, or responsible patty, should be available by phone and be able to respond within 24 hours. This gives neighbors recourse to provide complaints while not imposing on city staff the burden of having to regulate where the manager lives. 3. Occunancv: should the number of visitors be limited. Should large gatherings be allowed. The occupancy of the vacation rentals should be limited to two people per room plus an additional four people. This allows vacation rental patrons to enjoy their stay with friends and family, while making large gatherings less likely. The manager should be required to enforce this, while the city reserves the right to ensure compliance as needed 4. Parking: what hind of in -site versus off-site parking should be required. A maximum of two cars using on street parking should be allowed. Vacation rentals, meanwhile, should not be required to have on-site parking. Many of the most elegant homes in Petaluma do not have on-site parking; these homes should not be precluded from hosting simply because they were built before homes typically included garages. 33 Headquarter: 2235 Challenger Way, Suite 100 Santa Rosa, CA 95407 (707) 542-1579 Fay. (707) 542-1008 Senior Center. 525. Imperial Way. Suite 2 Napa, CA 94558 (707) 255-1040 Fax (707)252-5330 5. Length of Stay should the length of stay or rental turnover be limited. The proposed ordinance should allow vacation rentals to host guests between one to thirty days. This is the standard practice since any stay longer than thirty clays would change the law under which the stay is governed. Any stay longer than thirty days is no longer a vacation rental. 6. Permits: should the city limit the number of permits allowed for vacation rentals. "file proposed ordinance should not limit how many vacation rentals are allowed. During the initial months of passing an ordinance, it is possible that many permits will be issued, however, after several years, the market will reach equilibrium. Eventually only those homeowners who best operate a vacation rental will continue to use their permit. Allowing the market to dictate how many vacation rentals are permitted, frees the city from having to determine at cap since any cap is likely to be incorrect and probable to change as market conditions change. Reapplying for a vacation rental permit by a new homeowner. When a new homeowner buys a property that previously ran a vacation rental, the new homeowner should be required to reapply for the permit. The permit should, in that case, be an over-the-counter permit. All homeowners interested in applying for a vacation rental permit should be required to investigate any relevant Home Owner Association Covenants, Conditions and Restrictions (CC&Rs) that may limit certain operations within the property. In both instances, the onus is placed on the homeowner, not city staff, to apply for a permit and meet all applicable CC&R codes. S. Geographic location: should the city limit the geographic location where vacation rentals are allowed. A vacation rental ordinance should allow all properties conforming to the permit's rec(uirement and applicable CC&R's, to be eligible for a permit, irrespective of the property's geographic location. Having no geographic limit allows the market to dictate which vacation rentals are most financially viable. A geographic limit, meanwhile, could cluster vacation rentals only within certain neighborhoods. We are hopeful that Petaluma will develop a moderate vacation rental ordinance that protects communities while being open to visitors. We would like to serve as a resource to staff and the council in developing the best approach to regulating vacation rentals. Please feel free to contact Daniel Sanchez (707) 324-6610 or daniels@norbarrealtor.com, with the North Bay Association of REALTORS rc to discuss vacation rentals in Petaluma further. Stephen Liebling Chair, Local Government Relations Committee North Bay Association of REALTORS@ 84 Crump, Katie From: Christina Gleason <cbgart@comcast.net> Sent: Wednesday, July 16, 2014 2:17 PM To: citymgr Subject: opt out; prohibit Airbnb in Petaluma Dear Mgr Brown: I am writing to ask you to prohibit Airbnbs in Petaluma residential neighborhoods. Please do not write an ordinance to allow Airbnbs. Our neighborhoods potentially can become "hotel districts". It is true [hat everyone needs extra income in these hard times; but it is optimal that we preserve the preciousness of quaint neighborhoods. Heatdsburg, "Ciburon, Cannel, Santa Cruz to pame of few, have kept the long range vision in their sites. Please, I urge you to opt out, as our neighbor-in-the-wine-corutUy/ Sonoma County Healdsburg has done. Sincerely, Christina B. Gleason Teacher, Petaluma City Schools Pluir "R117en one tugs at a single thing in no hire, hefinds it attached to the rest of the world." —John 85 Crump, Katie From: mkennedy500@comcast.net Sent: Wednesday, July 16, 2014 2:01. PM To: citymgr Subject: airbnb Please stop the negative impact of airbnb in our residential neighborhoods. The noise, parking issues and lack of regulation is frustrating and should be addressed by our community. Thank you, Maureen Kennedy 86 Crump, Katie From: Gesine FournelkAnger <Gesine@vistainternational.com> Sent: Tuesday, July 15, 2014 3:49 PM To: d ymgr Cc: heybridget@me.corn; gesine@att.net Gesine and Gerard Auger Gesine FourneLL-Anger RPA,IJCCA Senior Account Executive and CLaims Director License # 0110893 Vista InternationaL Insurance Brokers, Ltd. LLC 1318 Redwood Way, Suite 250 PetoLuma, CA 94954 ToLL-Free: (800)819-8808 office: 707-796-7180 Fax: 707-796-7190 wwwMistainternationa L.com The information transmitted is intended on Ly for the person or entity to which it is addressed and may contain confidential and/or privileged materia L, the disclosure of which is governed by appLicabLe Loin. If the reader of this message is not an intended recipient or agent responsibLe for delivering it to an intended recipient, you are hereby notified that any review, dissemination, distribution, or copying of this message is STRICTLY PROHIBITED. if you received this message in error, pLease notify the sender immediately, delete the message, and destroy any hard copy printouts. Thank you. 1 87 Crump, Katie From: Sherry Padfield <sspadfield @gmaitcom> Sent: Tuesday, July 15, 2014 7:56 PM To: citymgr Subject: Air nobs Please do not allow airbnbs inn our historic neighborhood without taxation and safety codes in place! Sent from my Whone. Sherry Padfield RM Crump, Katie From: Brenda Merwin <brnerwin@comcastnet> Sent: Tuesday, July 15, 014 6:35 PM To: Brenda Merwin Subject: Airbnbs in Petaluma residential neighborhoods Respectfully, we do not want the City of Petaluma to allow Airbubs in Petaluma residential neighborhoods. We are also not in favor of an ordinance regarding airbnb proliferation. Bob and Brenda Merwin 644 Tulare St Petaluma CA 94914 89 From: Brown, John Sent: Monday, July 07, 2014 9:21 AM To: Alverde, Ingrid Subject: FW: Short Term Rental Zoning Categories: Vacation Rental fyi From: Dave Glass fmailto:daveglass@comcast.net] Sent: Sunday, July 06, 2014 9:05 PM To: Brown, John; Hines, Heather Subject: Fw: Short Term Rental Zoning I am forwarding this letter as I promised the constituent I would. The letter provides a suggested framework of what one person things we should consider if short term rentals turn out to be a permitted use. ---- Original Message ----- From: _mike.kraus no att.net To: mavord2vidalass(e�" r,iail com Sent: Sunday, July 06, 2014 8:36 PM Subject: Short Term Rental Zoning Dear Mayor Glass, I am writing regarding consideration of the Zoning Code with respect to Short -Term Rentals. I understand that this issue will be going to the Planning Commission; and as Mayor and a member of City Council, you will be considering zoning options for short term rentals in Petaluma residential zones in light of the growing existence of AirBnB short term rentals. I am a long time resident who has experienced the impact of an AirBnB on our residential neighborhood. The short term rental has two rooms rented on a nightly basis and is offered for rent 365 days a year. The occupancy rate is about 80% resulting in a constant stream of strange cars, and strangers. There is increased traffic, increased noise and an increased concern for safety due to the constant presence of strangers. A poll of all the neighbors on affected block reveals that 80% are opposed to the short term rental activity and have signed a petition to that affect. We feel the short-term rental changes the residential quality of our neighborhood and commercializes what we love about our neighborhood at the expense of long term residents. 1. Request to disallow short tent rentals 1 respectfully request that you follow the example of other communities including Healdsburg, Tiburon, and Mammoth California to disallow short term rentals in the residential neighborhoods or at least restrict short term rentals to the existing provision for Bed and Breakfast Inns and require a conditional use permit. The conditional use permit provides for public noticing, public comment, licensing, off-street parking and a review of the intended use for its negative impact on the neighborhoods. 90 This solution can be achieved by eliminating the current loophole for short term rentals by redefining "Rooming or Boarding, Accessory" to include a provision of "for not less than 30 days" so it defines a roommate situation and not a short-term rental. 2. Alternatively providing zoning control I accept that some neighborhoods may not experience the same affects of the AirBn13 activity. It has the potential to disproportionately adversely affect the more desirable, historical charming, yet smaller lot residences of the West Side than other larger lots or country residences; although I know of East Side neighborhoods that are being adversely affected also. If short term rentals are allowed, then there should be reasonable restrictions to control the impact. If Petaluma does not move to disallow, I believe the following restrictions should be enacted: 1. Parking - provisions to require off-street parking is provided and required for all guests. 2. Limit number of short term rentals within a block or radial distance. This will control the proliferation of short term rentals; and control buying of property exclusively for this commercial activity. 3. Permits - provision to require a permit for this activity. Permits should require renewal yearly and allow for wait -listed providers to offer short term rentals in rotation due to the limit of short term rentals within a neighborhood per #2 above. 4. Set -backs - provision for setback distance for rental activities areas such as rooms, decks, patios, etc. from neighboring properties. 5. Frequency - provision to limit the turnover of rentals to one rental per week per residence. This will limit the turnover activities to once per week instead of daily as is experienced in some neighborhoods. 6. Current use and occupancy of the property - provision to limit the number of short term and long term rentals at the same residence. This will control the commercialization of residential neighborhoods. 7. On-site management - this provision will allow for the control of transient issues and neighborhood complaints; and provide safer conditions for neighborhood, short-term rental provider, and short term renter; as well as prevent purchase of properties exclusively for use as short term rental property. 8. Process for handling complaints - a provision that clearly explains the requirements for this will help to resolve any issues. 9. Threshold for determining when a BnB Conditional Use Permit will be required - this provision will help to define the line between short term rental and BnB to further avoid the current confusion between the two. 10. Limit number of guest hosted - provision to limit guest numbers to bed and breakfast activity and disallow large party gatherings. 11. Neighbor approval - provision to notify neighbors and disallow short term rental activity when more that 50% of neighbors in a radial distance disapprove of the commercial rental activity. 12. Transient Occupancy tax - should be collected Thank you for your consideration of this input. Please feel free to contact me if you have any questions about this letter. regards, Michael Kraus (h) 707-778-7169 504 Keokuk Street 91 From: Hines, Heather Sent: Monday, June 23, 2014 4:55 PM To: Alverde, Ingrid Subject: FW: Oppose Nightly Rentals Categories: Vacation Rental Please see attached comment about vacation rentals far the file. Heather From: Susan Thompson [meiltoat_om[+scnsu<an,a�ait... it Sent: Monday, June 23, 2014 3:14 PM To: Hines, Heather Subject: Oppose Nightly Rentals Ms. Hines: For several months I have been following the issues surrounding nightly rentals and remain unconvinced that they are good for our communities. A recent study in San Francisco has shown that what began as casual couch/bedroom rental arrangements has rapidly shifted to larger -scaled enterprises that impact not only neighborhoods but a tight rental housing market as well. I realize nightly rentals are lucrative for homeowners and that the City of Petaluma wants to generate TOT income but this should not come at the expense of our neighborhoods. Although tourists indicate they enjoy an authentic experience staying in neighborhood homes, I do not believe these tourists and strangers/visitors belong on my street. They appropriately belong along the tourist corridors in the legitimate B&Bs, inns, and other accommodations that are meant to house them. If we open the door to these commercial enterprises by legitimizing them through revised zoning ordinances then I fear that the trend may accelerate and many more properties will become nightly rentals. Nightly rental arrangements are inconsistent with the nature of residential communities and will infringe upon and diminish the character, comfort, and safety of our local neighborhoods. There are those who argue that Airbnb and other web -based lodging sites are here to stay, and they may work in rural areas of Sonoma County, but I don't believe these commercial businesses are appropriate in our tightly -knit residential neighborhoods, and I urge the City of Petaluma to reject them. 92 Thank you for your consideration. Susan Thompson 11 Hinman St. Petaluma, CA 94952 707 769-0566 "Centuries of centuries and only in the present do things happen". -Jorge Luis Borges OX J�() Crump, Katie From: Brenda Merwin <brmerwin@comcast.net> Sent: Wednesday, June 18, 2014 2:48 PM To: citymgr Subject: I am not in favor airbnb in the residentially zoned neighborhoods of Petaluma. Please preserve our neighborhoods. If we could trust that our neighbors would use common sense and be sensitive to the needs of the neighborhood, bnb could work. Unfortunately, many do not take this into account and 1 am therefore against airbnb proliferation in our neighborhoods. We work so hard in Petaluma to instill and preserve a sense of community; I would hate for that to be lost in the interest of commercial interests. Thank you, Brendo Merwin 707-338-2558 644 Tulare St. Petaluma CA 94954 1031 Crump, Katie From: Mike Gleason <mgbooks@comcast.net> Sent: Wednesday, June 18, 2014 12:47 PM To: citymgr Subject No Airbnb please Dear Mc Brown, I am writing you to let you know that I am opposed to allowing any Airbnb in our Petaluma residential neighborhoods. feel that the quality of our residential neighborhoods are being severely compromised and hope that the city of Petaluma will take a stand to keep these clearly commercial business from exploiting our residential neighborhoods for their own personal profits. Sincerely yours, Michael Gleason 505 Keokuk St. Petaluma CA 04052 95 May 20, 2014 City Planning Commission and City of Petaluma City Council, This letter is to let you know how I feel about changing the Ordinance regarding rentals and bed and breakfast units in our residential districts. I live in Cader Farms and have been here for 21 years. I love my neighborhood, my neighbors and everything about our development and the City of Petaluma. I Ao_not want to see a Bed and Breakfast facility in our area, as it will open up to other businesses opening up in the homes in Cader Farms subdivision. We have children who live here and play here and letting these type of businesses go on in the homes here could be of danger to them. If you want to encourage tourism then do it in zones that are for business and leave the residential areas alone. Listen to the voice of voters and homeowners who live and support you in this beautiful city of ours. Sincerely, 1 Alverde, Inarid From: Christina Gleason <cbgart@comcast.net> Sent: Thursday, May 08, 2014 12:28 PM To: Alverde, Ingrid Subject: yes - I thought of another topic Re: airbnb Hello Ingrid: Thank youTin happy Lhese articles may have been of help in the research Additional Topic: [he question as to ham marry'? I-Ioia+ Many per block, or square miles? The evolution of "house rental corridors" clue to proliferation in residential areas; the neighborhood's loss of cohesion including neighborhood watch; the familial condition to recognize your neighbors etc. For example, stranger/guest activity goings on as the neighborhood loses its former identity - similarly as a street in any city where commerce carries on.l cite Carmel, Santa Cruz, Mammoth and so forth. I would like to add that hosts calling themselves philanthropic stewards of our city; [he truth be told in their profits being made. I hope City Planning will address this reality again in keeping with the long range vision; the illuminating charm of Petaluma before Airbnb proliferation potentially diluting the already mentioned cohesive quality of a neighborhood. Topic List - Airbnb 1.On-site parking per each bedroom 2.Perniit/fines without permits 3.Minimum occupancy 7 -day in concentrated neighborhoods [I think the standard B&B's have 4day minimum 41.imit the number of people on site with respect to resident owner,tenants combined with Airbnb guests/traffic S.Owner/host must be present 6.Annual review [complaints] - permit removal a.noise amplification -behavior: cell phones, parties etc -narrow set back / adjacent neighbors 7..Liability - who is in die neighborhood? [schools nearby] a. Internet shows my neighborhood as an airbnb red bubble on the map of my block before booking/paying. 9.Real estate value [must be disclosed] - individual / neighborhood [real estate value loss to sellers] 9.1'airness between hotels' rules and airbnbs / where does this begin We thank you for all your efforts in the research you have performed for the fair and proper regulation of Airbnbs. Christina Petaluma Neighbors Preserving Petaluma Neighborhoods cbL art6konleast.ncl 97 inania, INGRID ALVERDE Economic Development Manager, City of Petaluma From: Christina Gleason [mailto:cbgartacomcast.net] Sent: Thursday, May 08, 2014 10:07 AM To: Alverde, Ingrid Cc: David Glass; emily_charrierarouscouner.corn Subject: Fwd: airbnb Regarding Airbnh: Please take a moment. In your research with consideration to the long range vision of a city's structure and charm, the proliferation of Airbnbs present potential for many issues arising From such commerce within neighborhoods. See 'as follows' below. At the discussion on May 20th, we may observe sonic of the long range potential difficulties that the ordinance/ordinance draft should consider to be fully comprehensive while preserving neighborhoods in the City of Petaluma. Petaluma Neighbors Preserving Petaluma Neighborhoods chuarvcl�comcast.nct As Follows: Begin forwarded message: Silver Lakers Want to Ban Airbnb Rentals in Their Neighborhood Wethiesdw— ;Aueusi 1 '-Of 3. he Neat Broverman 98 130 Some Silver Weis arc incensed at the amount or people staying in Airbnbs in their neighborhood (the iwehsife that hooks visitors tip with locals who provide short -terns lodging in their apartments or houses). Some are so unhappy about Airhnbcrs that they're petitioning the neighborhood council's Urban Design or Preservation Advisory Committee to pass a resolution encouraging file City Council to ban Airbnb rentals in Silver Lnke. reports Eastsider. "While currently legal if, we City of Los Angeles, these hotel -like room rentals are unpopular with neighbors in residential neighborhoods as they bring transients, traffic, create potential safety issues and could negatively impact surrounding property values," recording to the proposal in front orilic committee. Asch meets at 630 Won at be Citibank on Glendale Avenue '1-11ose pushing for action zudinst Airbrhs bring up a local triplet that lias three short-term rentals available; it's referred to as "hotel -lite." Will Airbnb Have to Check Out of Silver Lalce? IEtisisiderl Sll, I f:_ I 1K1 NF101 iBORI10017 C(a JNC11. littl)://silverlakene.org/2013/08/10/urban-design-Preservation-advisory-committee-odpac-meetiag:L 1413/ 1. V. short7-ernit Ho lle Realtals—Johnson 7:00 p -m. ilv m priv lle honle iTahlis ewe hl Ulf/i'P[uh4r N7 A= MAY ptgw ldl Lttl 7V.-L1Y Bekel-i one � lnilr0' iv hSaes. II 17 t:' (.U!f Nlllli hl we t. t11't7f W.(i}tii lc l'. lhe.vC'gi 4t'l hi<C1(ontrenjel1v art. 1111popUlar ii illi lr i.' lhh)r5111 i'PE'tc(' i,l/ �'wil!hb(who wl It. °I JV bring mm nnv "WR 1 nlue ! ii'ii1td711W 1.' LY,411t v MU/ Cu11/tll O.R'!l 1%j `mpa.I ,11 %'GZO t Ig I lTl; h- _I71is F)1c'onUizlc, Y111 LtT.I -tl! 1 r of c l "'L" rilfl' OWL'a a "17176% 11: bL'Il7,!, IP JU'l'iL'Ff iU 1.i ' 'fr.tt"i-laC A ]%];".4 US -i AV 17it! L U11, ).ui114E t11 [1 i'L'Si _l-1?r ..:fi1 l7?)i the InIcii1 I)i Ca lilh7 !V :oni."I r %illy 1 gore !ha 11r,Al.' ( 0,i -Tl rcconi 1 coif thin /h2 (_ HV a:culc,l rruhrh 11itc."O %hmI !' rw renUUls ill .'rel' Lakc. I mou Ri ° - U:4 rndaip'01 1 1 Suorx 17925011IUpdatcd S"02011 12:01 Ill SnMa CLu.i C "my .,hon iffy office and d. II A 1 rzitornejq ol Ac comtll'Inai A'i Drtll Ni tiYti! the v6pccl h1 we 5ali !-I.11ici�i. _' VnI'rb Ci.v. l -111!1 i..lih011. _n ,ail in Ma t. I a-. (Tmn 1 SO has IWO& no ct.ii mi. lU Me imolvin '4 or:� n cicdit Callan und p' s ti5iun of a Iii ed dl i cis licelu t Soni ❑111n._ is sci l'Cq r-' t fault (:liIlon ;(ailed in S ln(a Rosa; aea!in,; id-niity enc l air bib rental l;rian !.ehrcr tihuw : %'!O` (' Oct 201 David from Brooklyn. N:'ueva York I tc0uld iyorry more: about lrtiuralice Cuveragc. rather it lank any housing 1,1ia. hnsuranc� PJitI rod co-, cl honuc lancrs iftheir residential building (any part) is used for coma ewhil purposes. l til"eeially unlicensed. So. 99 Washwu.uoll Monthly -Ang ... For nRqv than a you no". New )Awk City Ims been CIII-oicirl" a nev, state la.," that rnakes it tis bra for lionicovoics like I logon to war out their house or apamucrit I'or lest; Minn ;I month. All across the ciq. police. raids MY shut damn hundreds c-d'similtir infonnoll bed-and-breahlbsi mablishnnerilm "Th nearl; 1.900 dillibrunt Anlatiom Noted in Wer m0e months. I ri'mr. the I-ecsnosucintcd -+' hit the citations slicn,11, into tells oFlhous-Inds ol,dollars. [h an was thronared "Uh 1 $25000 fine—all 6m- maikenrig the cmpiy looms in his house. 'hurl-1cral vacolwil rellulk huri c c-,Bmd bur Avm, Wth hit le attempt 1, local goNernowns h, Stamp 'Imm min. IN hark to the Imenio. an indunry Am nos orme Small aird unider ' around hl s . &I a No Mwrl yens. eNpOld into a mulijbillionWhr %Wd"idc budilem :Nkhnb. an InkinO b1ohim enuinc Waritched in 2M, conrims more than a Whom i-enics mid lions in Colli' 125. I kwueot%ners. mall) of III -cm left !o h.'! the ccol-o-ollic do"vinna, hj%c inc rcrinhigh turned k, to practice as a wimmul; secure. civic proymbd ;;a% to, Immage the t;-dwe of th"il moSl Put an e11)poltunhy bw smnc c 11 he q"n ;4 a them in mumis, shorl-runn auntion rcmals hkc: I hoganty car imn Orc I-onow-1 fins: po',\cltul ijucnc"and lhosclacrowls arc pry_ ill iocal ac)\C1IIwIc'lWS In r(w ri Stop to Ill(. Fo-'Icliic. I hc d-tilamics Ih;lt h:oC !Cd it) 1he clackdov'ri in N' to Yolk are out Fulli0i011---and nucinnnowalk- -aS'.;lrut-'Ldc "sid" or \Nkit m. to ticconalloclauc a but !let\, Nacaliun clual undion. i. ',\ WC Mqpa jaNjjjiiij! ol'lho ne'% Innilct is incrilable ;In(] llocsnrv- fl)c dwny('r is that tic ma, smigic; livainell the kiml PAWL clarerl-cricumintl lutakcis \iC 'llould 11Ioncjul_. .. Vzol-, \111clit :11) k.iwc5 h"ou Inn 'yLm a hl ion ihmir books Wrong shmen'l rclwak' III (ol Icl-unk 11-alm 1 -('ilii' a lontinowii j! hiit� da.%s -Am Any in the WnCh (JUMM. AS NO IUMIN VIAWN 11; the Q 1W, this one has hccn nchher noijuhnol % AdAmml my-enkoved, Hui to liconal"mors have begun io mmk up some of the Il t. unnin jIejlw,..cwj that lbuds the ch' N during NOW Gm Ginakuz Fen bN oflbnu� IOLI--'Ma O\ Cl' 1110 InICH)CIWI , �'IS that the 1OCal 'O\ Crillneill will soon stop jcwoj jjjal� the plICHOHIC11011 h7e hCaull to tippear I `oder incl asing plc sure fiont holcls rind neighbodroocl associations to crad( domn, the cK has laundmil a scries oC 11,; en0cement smeps in travel people lclwnl� toll 11-111hipIc units in % iololion of the Jan. IF hin has ncired %one surFoYna, oITcndei S. like I leur i",oamull. a Close o,�ocinrc Ill Nhl� (11 Nfirch Landrieu", Wi had Incen renting owl ro(;ns in a spore homm) The My has gi to raiTcl the Zoc'lw�c CralShn JLkel-liser ol'jln ill, up :1 roost in the 'N'lieux Cal I C. hill ii pressure C fi-ofll the hotel nIdwSIF.\ acre to COutillLIC. thole n I)Cs 01' I t:lwa I S c 0 U! d he Ilett iL I lack! SO U I ill M Crackdowns against vacation rentals are also happening mother cities across the United States, in part far fiscal reasons: nnuiicipalides need the money. Cities like Paha Desert. Calilbinin. and resort communities in Colorado have recently required short -tern rental owners to buy permits and pa)uLxes, as well as abide by parking. trash. noise. and other ordinances. But these restrictions don't seem unreasonable. The permits aren't prohibitively capensive (a febv hundred dollars)_ the taxes aren't unfair. and unruly guests Call IegiSimately upset neighbors. httu://www.wasliinytonnioiitlily.coni/magazine/julyaugust 2012/features/div bb03842L hp? a e—all SJ. Biv,; Guardian Coni rrunity-based .jour" alisis also raisintgy Aiu-bnb's issues in fit 417113 ... Reporter Jackson Ly hOuncl a couple that turned a renbamurol led ap ubnant on 240 SL into a $24q per morah de tiiclo hotel room- bi,ciking it Ar 24 nights in August and mahrig 55076 in just one mouth_ on top of the M69 Me, A nrrkiu : in august renting out the guest room in the ap rinlent taht re they acuudl} live far $99 per light. As cheating the people that hay t. xe&- Vh,rin. alio lives in the unit below this coup(c.'s awc;_tniem iMarimcnt and is Mell of the rotating sunam ol'towists in her Adding- mid the ne'wpiper. I got ahold of A hewkge Amaging Edhor lRaki Hey. do RaLind, t,.ho telt, n��; ''_t seems '-cure on the sang p rn Hng the Cin.wAri li r; also recendy •,;- len about the poison hi n er strike Laid sonic ,Moet i mys that he, paper- has covered. I 1 �;Jd Thal hoof ni OwN Irke ton Vile alti extranck 1 I tsw ini ,- the I Tilal WOU7111FIRY that lh. S in the .A'llst ioLt_ and I. e i been su 11wbcd MY Nhqtw Ed t a has hown +a %.111 nIl tii ad hL: ttiJ i n ai i . of AIPbiih and otl,ei ICCII COndiallah ct tliljnka- to the p1whletn. -1[ is 'el Ilil4h.t'iilnt, he Cold ns. Il ?t!ng MAR 151Lng i_.I +.ptf4n iCnl I4t1 ,:Cc I ?i1_LiH tnl l.n6rCt tel of file iiacdll lchood. "hi particular on 2Th Suva. .r titch "ns once soon as the heart of the !Ali sit,u_. As chwigi ig 0VCIm of anis I xirbnb amu nha hl t1 n'-, ranal ki2bmte5j is a hig p1'.'t ri( dlat mill "at A q for N ',n,Sa,nN L. ,L,cil i. C ft'OdI AiI'i?ntl to ;I . "JI;'i Mat Pdc' anil -I l,'i!id tl!I Ol olher journali;! if 12iIiA,l� DI l ian laic !l_',Jw n an wnwur COIi'.l._Ltihod., huiid"t l dole Fo I i ni ;i a "a false promise.' 'Alih legal troubles mounting. however, Y%vBnl3 now has a bil more mot tvauon to try. In un v case. ,\ en if the drys shin t term rental laws amn t the most clear and Airlinb has had success lighting, against Orlem in the past_ this is one light fllc 're. probably nut seting away from unscathed. httyA4y.eurbeloxwarchwelht 3d I/18/whats going on with airbnbs recent legal troubles.php 102 BA-DDELEY, OLIKER & SARTORI ,MORNEYS 6T Lhw MICHAELJ. BADDELEN ROBERT P. OLnKER DC:iNE P. SARTORI. 'L0 i�c?s1 Guy t, . fit G1 ,J Geoff Bradley Planning Department City of Petaluma 11 English Street Petaluma, CA 94952 Re: 511 Keokuk Street Dear Geoff: 'rHL GRACE LAU] LDING 17 KELLER STREET PSTALUM-A, CALIFORNIA 94952 FAX (707) 778-1086 (707) 778 6313 March 21, 2013 01'Counsel- rRLDERIC L. HIRSCHTIELD I ' CuG% k ( rtd"I' 11 k, `L lu. l i I,I+o r0 I an, writing to you with regard to the notice which was sent to Naomi Richman by Joe Garcia concerning her alleged operation of a B&B at her property at 511 Keokuk Street, Petalttma, CA. I know than you and I had discussed this issue in the past and there was aur indication that the City was going to consider an amendment to their existing B&B ordinance to allow for this limited use which is commonly known as an air B&B. Apparently, unbeknownst to me, when the City began to evaluate this issue, they realized that they did not have a B&B ordinance on the books and therefore focused on drafting a B&B ordinance instead of an amendment that would allow a less intensive use. As such, it is my understanding that the current state of the City ordinance is that there is the new B&B regulation set tbrtlt in section 7.100 and no carveout for less intensive uses. First, let Inc state that leis. Richman is not hying to avoid any city regulations, nm' is she attcmpting to avoid payment of any applicable TOT. All she is trying to do is utilize her home in a manner to generate a small amount of income while causing minimal impact to the surrounding neiehborhoodl. T believe this is significantly different than a B&B as that is defined in the city ordinance. The main difference between the two uses is that a traditional B&B is It commercial operation in which the primary focus of the land use is the accommodation of short-term rentals and providing sopre minimal food service. Usually, a B&B has multiple rooms available for Occupancy and tie homeowner is only able to utilize a small portion of their home as their prince residence. The ilinpact oil the surrounding neighborhood is potentially significant, especially as it pertains to packing- since there are mrooms; roomavailable for rent, This is significantly different than an air B&B in which the primary focus of the land use is occupancy by the homeowner. Strictly as an additional accessory use, the homeowner offers an occasional rental of , Nan &( a V( }( -A--n Gtr 7 (� a �6-vu L 103 }'CEJ V`V�Ult4�tD�%) Uiia GUS G�'L�ti (� �0 � � ta��7j.. �f1Jl f l,. 9�' I � � (�' L - }.'�'-n9;i -fl: ri 0Z, 'P a single room. The impact on the surrounding neighborhood is minimal, if any, and I would ventUre to say, that there would be greater impact on the neighborhood if my client rented out a room to a college student, a use which is clearly allowed. Given these differences, I would suggest that the use that Ms. Richman makes of her house by such occasional rentals is not a B&B as that is defined in the city ordinance but is instead merely the providing of room and board as is specifically allowed under the code. A Bed and Breakfast Int (B&B) is defined in section 27 of the IZO as follows: "A residential structure with one household in permanent residence, with one or more bedrooms rented for overnight lodging, where meals may be provided subject to applicable Health Department Regulations. Does not include room rental, which is separately defined (see"Rooming, Lodging. or Boarding .House")." You will note that the definition of a B&B in the code specifically excludes "room rental" which is separately defined as follows: "Rooming or Boarding, Accessory. A portion of a dwelling where lodging and boarding are provided for no more than three persons." I would suggest that the use being made by Ms_ Richman of her home is nothing more than the providing of room and board. While the word "board" is not specifically defined, I think we can all agree that the common definition of the sword is the providing of food. As for the term "9odging", it has been defined by California case law as "a temporary place to stay" (see City of Berkeley vs. Culdernuut (1993) 14 CA3d 1331).The IZO specifically identifies this use, and af;eci icafl*v stales Hoot it is trot a B&B. I have reviewed in detail the IZO, especially the tables in section 4.1 and I cannot find any restriction on the ability of a homeowner to provide room and board in an R-I,district. Nor would I imagine any such restriction would pass constitutional muster as 1 believe it would clearly be an unreasonable restriction on constitutionally protected property rights. Certainly, there are hundreds of residents within Petaluma wherein people are renting out portions of their ]ionic to subtenants or boarders and the City would never claim that such "room ;nd'board" by a homeowner was somehow a violation of the municipal code. How can the City preclude what Ms. Richman is doing with her home without therefore violating her rights of equal proicctiou under the 14"' Arnendnnent? I grant you that the definitions in the IZO are anything but clear and that the distinction between a B&B and `room and board" is vague at best. However that vagueness potentially renders the code provision unem.orceable (see PeoplevBnzle1, Ap.2d Supp p . 889. 891 -:see also'19elton V. 001 of San.Pablo. 252 Cal App 2d 794 8021, Nonetheless, the IZO specifically states that they are not the same and because the law requires us to give meaning to the various provisions of the code, there must be some type of a distinction. I be]ieve the distinction is in intensity of use and the inherent commercial nature of a B&B and the inherent noncommercial nature of merely providing room and board. RSIs. Richman is willing to execute those documents reasonably required to doctnnent the room and hoard that she provides and to pay the appropriate TOT for such use. However, based on our understanding of the IZO, we do not believe that Ms. Richman is in violation of any Provisions of the IZO and hereby request that the City rescind its March I i., 2013 notice. If the City will not rescind its March 11, 3013 notice, then please advise whether or not March 11, 2013 notice is deemed by the City to be the final decision by Ute Community Development Director with regard to this issue in which case please consider this letter to be a formal notice of appeal pursuant to section 24.070 of the TZO. T would welcome the opportunity to meet with you and other City representatives to discuss what type of a reasonable amendment to the IZO could be accomplished to more fully definea the concept of "roan and board" as distinct from a B&B and to allow such uses tunder reasonable City controls_ Thank you for your consideration of Utis matter. Sincerely, y t � .. ,t -1-Z-1_ ROBERT P. OLIKER RPO/cas 105 Ltr�lCITY OF ro PETALUMA Dept.: Police zg� CORRECTIONS Case#: CE12-66 NOTICE Violation Date: 04/17/2012 Time: 9:22 AM Location of Violation(s): 511 Keokuk St Petaluma, CA 94952 Name of Responsible Person(s): Steven E Trenam & Naomi B Richman Mailing Address: 511 Keokuk St Petaluma, CA 94952 Petaluma Municipal Code Violation(s) APN#:006151010 Munici al Code Description Action required 6.01.020 No person shall engage in business in the city without first applying Obtain business fax certifibate for and receiving an annual business tax certificate from the city and from Finance p7visi66or paying to the city tax collector a business tax described in this discontinue operation of chapter. Operation of a business in the city without a business tax business. certificate and payment of the business tax shall constitute a separate violation for each day that such business is conducted. Title 21, Permit Required. No bed and breakfast inn shall be established Disscontmue use of this parcel as Implementing within a residential zoning district where otherwise allowed as abed and breakfast inn until all Zoning Ordinance, outlined in Tables 4.1 and 4.2 without application for and approval of City permits and approvals have Section 7.100(B) a Conditional Use Permit in compliance with Section 24.030. been obtained. _ Violations shall be corrected by 05/021201,2, or an administrative citation will be issued, and/or other code enforcement action taken. Continuation or repetition of the noted violation(s) is prohibited. Issued: 04/17/2012 Issuing Officer Name: Joe Garcia © Mailed ❑ Hand Delivered Issuing Officer Signature: NOTICE: SEE REVERSED SIDE FOR MORE INFORMATION Petaluma Police Department, 969 Petaluma Boulevard North, Petaluma, CA 94952 707-778-4372 Issuing Dept. ❑ Responsible Party 106 Corrections Notice: Although not required, this is considered a written warning. If you fail to correct the listed Code violations by the specified date, the City may issue you an Administrative Citation imposing a penalty for the amount indicated, and/or the City may pursue other legal remedies. Administrative Citation: Pursuant to Chapter 1.16 of the Petaluma Municipal Code, the specified penalty shown on this form must be paid within thirty (30) days of the issue date shown on this form. If you continue or repeat the commission of the listed Municipal Code violations, the City may issue you another Administrative Citation and /or pursue other legal remedies against you. Payment Process Information: The specified penalty shall be delivered or mailed, together with the Return With Payment copy of the citation, to the Administrative Services Department - Citations, 11 English Street, Petaluma, CA 94952. Payment should be in the form of personal check, cashier's check, or money order. Please write the citation number on the check. Unless you have requested a hearing to contest the Administrative Citation, you will be subject to the imposition of a 10.0% late payment penalty, plus 0.5% interest per month, if you fail to pay the penalty by the due date. Payment of the penalty does not excuse your responsibility for any continuation or repetition of the listed Municipal Code violations. Consequences of Failure to Pay Penalty: Your failure to pay the penalty assessed by the Administrative Citation will result in late payment penalties and interest charges, and may result in other legal remedies as described in Chapters 1.14 and 1.16 of the Petaluma Municipal Code. Right to Hearing to Contest Administrative Citation: You have the right to contest the listed Municipal Code violations by requesting a hearing before an Administrative Hearing Officer. To request a hearing, you must file a Request for Hearing form at the City Clerk's Office within fifteen (15) days from the Administrative Citation issue date as shown on this form. This request must be accompanied by an advance deposit of the penalty or notice that a request is being made for an Advance Hardship Waiver as explained below. The Request for Hearing form may be obtained by calling 707-778-4360 or by stopping at the City Clerk's Office at City Hall, 11 English Street, Petaluma. You will then be sent a written notice of the date, time, and location set for your hearing. A failure to appear at a scheduled hearing may result in a forfeiture of your deposit of the fine and will constitute a failure to exhaust your administrative remedies. The Administrative Officer's decision will be final, subject to an appeal to the Sonoma County Courts under government section 53069.4. r Advance Deposit Hardship Waiver: if you intend to request a hearing to contest the Administrative Citation, and you contend that you are financially unable to make the advance deposit of the penalty as required, you may file a request for an Advance Deposit Hardship Waiver. The Advance Deposit Hardship Waiver form may be obtained by calling 707-778-4352, or by stopping at the Administrative Services Department at City Hall, 11 English Street, Petaluma. The form, together with supporting documentation must be filed with the Request for Hearing. The decision to waive the advance deposit is made by the Administrative Services Department. Unless the waiver is granted, you will be required to make the advance deposit as a condition to obtaining a hearing. 107 From: Bridget Lyons <heybridget@me.com> Sent: Wednesday, March 19, 2014 3:00 PM To: Garcia, Joe Cc: Nelson, Steve; Alverde, Ingrid Subject: Re: 519 Greenwich Hello Joe, Hey Joe, Thank you for the reply and the explanation of the current status of non enforcement the City has at this time. Yesterday I called and spoke with Ingrid Alverde and provided my contact information, plus additional concerns. She has the items 1 discussed with her, plus I provided her with the suggestion to reach out and speak at the weekly Petaluma Chapter of Realtors meeting. We both agreed it world be prudent to invite them to the dialogue with the City as it plans to draft an ordinance to resolve the negative impact these owners of homes are delivering within our neighborhood. Allowing this to continue, Residential real estate values will decrease, and in turn, income from City and County Transfer Taxes (typically paid by the seller) will be necessary, along with the negative impact of non -community within established neighborhoods. Our specific area on the East Side has a Federal and State legal Distance to Schools and Parks; with regard to Convicted Felons (who could potentially be renting less than standard residential Lease terns) for these current Non Enforcement category of properties AICA Single Family Horses per their current zoning and Title of ownership on the Deed of Trust secured by Mortgage securities and investors. The Insurance policies issued by'17itle Companies and I Iomeowners Insurance companies have already conditioned their status and approval for the use, (Single Family Homes) based on the legal zoning and description of the property. It wilt not acceptable for the City of Petaluma to step in and disqualify those legal obligations and conditions. In an effort to avoid future litigations, I strongly encourage you to bring in the Legal Council from the City of Petaluma to join future meetings. Also, regarding the legal search and potential police activities for some of these situations, I look forward to hearing how other cities of similar size and crime issues have negotiated this, with facts and statistics. The Traffieing for criminal activities, involving children, drugs; and or prostitution should also be a concern, and I strongly suggest bringing the Police Chief and Sergeants to this Ordinance Forum. I indeed will attend any meeting with advanced notice about this. I suggest sooner than later, as this is of an urgent nature. Let's make a flyer so we can Invite all the neighbors! I suggest we meet in Eagle Park around 4prn on a Sunday .... so we can begin the dialogue and concern topics from everyone effected. Your neighbor.. Ance 1994 At 521 Eagle Street, Petaluma, CA Smiles, Bridget Lyons Realtors 101e10011flLKZo 19101 Westgate Real Estate 707-477-3191 cell 707-769-9590 ext. 30 wwvi,'OlestG@teRea!Est2.te.com heybritlget,u n;e.co�n On Mar 19, 2014, at 10:31 AM, Garcia, Joe< �,arciaa:ci.petalun,aa.i.r;> wrote: Bridget: I received a copy of your email from Sergeant Nelson regarding the room rentals at 519 Greenwich Street. At this time, enforcement on these types of use is on hold as the City is in the process of drafting an ordinance to specifically address these types of uses. 'rhe City is planning on holding a workshop with residents and operators in the near future as we develop the ordinance. Would you be swilling to participate in this workshop? If so, we will add you to the mailing list for notification of any upcoming meetings. Thank you. Joe Garcia Neighborhood Preservation Coordinator Code Enforcement Division City of Petaluma Police Department 707-778-4553 109 Alverde,Ingrid From: Christina Gleason <cbgart@comcast.net> Sent: Thursday, January 09, 2014 11:39 AM To: Alverde, Ingrid Subject: Re: Correction: line: 3 Fwd: Historic Neighborhood B&B-AirBnb still in operation Begin forwarded message From: Christina Gleason Subject: Fwd: Historic Neighborhood B&B-AirBnb stili in operation Date: January 9, 2014 11:35:34 AM PST TO: Cc: Mike Kraus <nnike.kr us �att_net>, Darren Sciford <dsc T.rn>, Dirk Durham <diri. an{durham:a";�vahu_o_<;orn>, Jane&Norm Plummer <i ssco_i_e Curt__> Sherry Padfield <ss 'r,=lfield!fT){fin"a I.cT r> C7 ,Martha Johnson <rrisr `is_31ur:,alc?corzicasL net>, Steve&Tracy Smith Stefany Perlman <cg ltig:,�c rt: a!` _ : ;tl>, Susan Thompson Carmen Sobieraj <ii,_{ es{ rnail.conn,>, MG Books <r cEor ks; cern:= t.rlt>, Christina Gleason <_,m riccel vast.ner>, d , )es=am, Mammoth Neighborhoods 17r,±r J i;s a iFll kaorhr,,:�, s�ici4r i ail cc i , Sally AtterburyS__terb ryfti,�I- ,,i {a (Yl: -7 k 1. G{?! 7 Ingrid Alverde, Economic Development Manager i;d l'e'eldei, ci.peta u;'iie.-Ca.ifs 707-778-4549 « Iti71> ris tI'yQ=laki!iii_Il e. t3Ch,'; » [City of Petaluma] Hello Ms Alverde We are the Petaluma Neighbors Preserving Petaluma Neighborhoods Could we please meet with you at your earliest convenience to underscore our concerns with regard to the BnB in our historic/residentially zoned neighborhood at 509 Keokuk? As you know, our original contact in the matter since ,Ian 1, 2013 petitition, Heather Hines, has forwarded the issue to your department. Thus far and according to "workshops to determine codes" [Oct 2013]; City of Petaluma has not brought code enforcement to the BnB/commercial business at 509/509A/511 Keokuk. We are a non -commercially zoned residential neighborhood. There are code requirements that are being ignored by the resident that the City of Petaluma needs to acknowledge as follows: :'no CUP *no off street parking ***liability/fire danger - sprinklers t?j /noise/overnight traffic - additionally Page 83.- Bed 3:Bed and Breakfast Luis 1 for each guest room plus 1 for the inn owner/manager Dwelling- Accessory/Second Unit (Granny Unit on the same site) 1 covered or uncovered plus Parking for other dwellings onsite consistent with current parking requirements Dwelling Multiple Household (Main I -louse with An Pair unit) I which may be covered or uncovered for each bedroom, studio, or efficiency mut. In no case shall a project provide an overall parking ratio of less than 1.5 spaces per unit. Begin forwarded message: From: "Hines, Heather" <HHIN.El ?ci l t aii_ Subject: RE: status of workshops / code / B&B-AirBnb Date: December 19, 2013 5:36:50 PM PST To: Christina Gleason <cl-aarr.cmcasl.nwi> lig! 4- no I 11C .. et. ci ,,.;1 ^,.t -`fesa ,it ,.t.t t�l G°.:, !:!a(_ i 1 ireLteI F.:DO fuo.[.! p,,Jblic o IUtread ^'--otz: If l -_,ed oI d c'vY1 li 1 �i ! u. fld- i5.,Loc- ,c .S I e it iar ! . .hO. �. r '.l uala a% ( ilf_'"but t F, ✓t❑i be=rClO.ii (: 1.5=i 1- 'Ir- a } F .tC; itb. Illi do,-.:cii. Hui; , I,,,. . HER HINTS .. : - c t. _- � 1, For Council... _ . ---- ------- . _ . _ . --_--. . _ _. _ _ _....._.. _......_ From: Daniel Sanchez[mailto:danie[snanorbarrealtor.com] Sent: Monday, December 30, 2013 9:54 AM To: - City Clerk Subject: Letter to City Council Good morning, Please find the attached document addressed to Mayor Glass and the City Council. Several months ago the City Council held a public workshop regarding vacation rentals within the City of Petaluma. The attached letter is to express our support for the city to welcome and regulate vacation rentals. Thank you, Daniel Daniel Sanchez Government Affairs Director North Bay Association of REALTORS° Office: (707) 324-6610 danielspnorbarrealtor.com t 112 Crump, Katie tJ\ From: Cooper, Claire 1 Sent: Monday, December 30, 2013 9:55 AM To: Crump, Katie Cc: Mattioli, Allison Subject: FW: Letter to City Council Attachments: Petaluma vacation rental.doc For Council... _ . ---- ------- . _ . _ . --_--. . _ _. _ _ _....._.. _......_ From: Daniel Sanchez[mailto:danie[snanorbarrealtor.com] Sent: Monday, December 30, 2013 9:54 AM To: - City Clerk Subject: Letter to City Council Good morning, Please find the attached document addressed to Mayor Glass and the City Council. Several months ago the City Council held a public workshop regarding vacation rentals within the City of Petaluma. The attached letter is to express our support for the city to welcome and regulate vacation rentals. Thank you, Daniel Daniel Sanchez Government Affairs Director North Bay Association of REALTORS° Office: (707) 324-6610 danielspnorbarrealtor.com t 112 North Bay .%ssociatien of REALTORS' Headquarters: 131 B Stony Circle, Suite 1700 Santa Rosa, CA 95401 (707) 542-'1579 Fax(707)542-1008 Service Center- 625 Imperial Way, Suite 2 Napa, CA 94558 (707) 255-1040 Fax (707) 252-5330 accounting for the many topics that this issue presents; vacation rentals are much more of an opportunity than a challenge. Please feel free to contact Daniel Sanchez (707) 324-6610 or daniels@,norbarrealtor-com, Govermnent Affairs Director for the North Bay Association of REALTORSt9-r to discuss this further. Sincerely, Stephen Liebling Stephen Liebling. Chair Local Government Relations Committee, Sonoma County 113 Hines, Heather From: Martha Johnson <mspetaluma@comcast.net> Sent: Friday, October 18, 2013 10:00 AM To: Hines, Heather J h Subject: Nightly rentals Hi Heather, Not sure if you are correct person for this e mail but had to start somewhere. I live on Keokuk and we are opposed to the nightly rental happening on our street. Now we are getting the cars parked in front of our house, and we have no place to park our cars ! The woman running the BnB Has NO off street parking. She already had two illegal apts on her property, again no parking for those renters either. Hence, the whole neighborhood has to put up with all her long and short term stuff Martha Johnson Sent from my Phone INEI October 15, 2013 Dear Mayor Glass and Members of the City Council, My name is Kate Glose, and I have lived in Petaluma for 35 years. My husband and I attended your workshop meeting on Monday, September 23. We were especially interested in hearing your thoughts on short term rentals. We have been AirBnB guests on four occasions, and we have just listed our space (a private bedroom and bath in our home) with the intention of becoming hosts. I was not prepared to speak at your workshop, but I would like to share my thoughts with you now. We have stayed in two different AirBnBs in Phoenix, one a bedroom in a condominium where our host was present and the other in a room in a private home with shared bath where the hosts were also present. On both occasions we were welcomed warmly by our host(s) and made to feel very much at home. One offered a continental breakfast, the other just coffee. We also stayed in an apartment in New York City, one of eight in the building, where our hosts were present, and in a two bedroom, two bath home in Oakhurst, near Yosemite, where we had the entire home. Our host was nearby, and very available by phone. We chose to travel this way as a less expensive, friendlier alternative to motel/hotel rooms, and we were not disappointed. We came away from each experience feeling we had made new friends, and that we had a place to return to should we travel to those destinations again. In the weeks since I began this letter, we have welcomed our first guests into our home. We hosted a young man here for just one night before riding in Levi's Gran Fondo. We also hosted a young couple from Shanghai, China here on vacation. What a pleasure to share a bit of Petaluma with each of them, and, in the case of the couple from China, also share a bit of American culture as we learned more about their home. This is a truly rewarding experience both as a guest and as a host. I listened with interest to all the comments that were shared at the meeting on September 23rd, and it is my opinion that the concerns expressed can all be addressed between neighbors. I see this way of travel having benefits to our city that extend beyond the obvious financial benefits of travelers spending money here on food and entertainment. I also understand the city's desire to capture the TOT, and I fully agree with that. As you move forward with this discussion, it is my hope that you will include local hosts as well as those who have concerns in your conversation. I believe this is an idea that is here to stay, and it is working in many, many parts of our country as well as overseas. I Know we can make it work here to the satisfaction of all concerned. Respectfully yours, Kate Glose �I I<olose73@amail.com 115 3 ighbors RM neighborhoods.�, Y U%MI 1110 ulwn4wll� G'1G.TCI'V/AA4,:rwL41"IfId 1"." Y11 Email: Pbcdart rz_craertwastrte aw ._ Please make a=thote The Petaluma C. Counoti W!I b2gm workshops to discuss ; , such issues as `5..rasgt e r e tats beginning on Sept 23, 2013 IT Rxpress_oup deews_,_%o preserve oiic.Pf4df .us:[?dthWma RM neighborhoods.�, Y U%MI 1110 ulwn4wll� G'1G.TCI'V/AA4,:rwL41"IfId 1"." Y11 Email: Pbcdart rz_craertwastrte Points to consider regarding older neighborhoods in Petaluma with regard to BnB/ AirBnB's To: Ingrid Alverde Redevelopment & Economic Development Manager City of Petaluma From: Stefany Perleman 300 West Street Petaluma, CA 766-5627 BSE: Concerns about BnB/AirBnb at 511 Keokuk - typical older / historic neighborhood Neighborhood layout is older city plan. Streets are narrow Lots : narrow and shallow Limited off street parking; often single short driveway; single or no garage Set backs from the street are not deep Set backs between houses very narrow Neighboring residences: no insulation/ rp ivacK: Many of the houses have old style house floor plan, enter from front; living room front, bedroom to the side; on the street. Second story bedroom on the street/side. Not set up for privacy, lack of insulation impact (noise/foot traffic etc. 117 I opposed "nightly rentals" in Petaluma residential neighborhoods. I ask that the city wisely reflects the current definitions found in IZO Chpt 27 [Implementing Zoning Ordinance] to: Bed and Breakfast Inn /Hotel or Motel / Rooming, Lodging or Boarding House and not to amend Rooming or Boarding Accessory otherwise stated as to allow subleasing a portion of a residential unit for 30 - clay or more roommate situation. These require CUP "conditional use permit" 1. Liability- Nightly rental clientele imported via the internet/AirBNB; VRBO bring strangers into residentially zoned single family neighborhoods. What business is conducted? What agenda do they have? Please consider Megan's Law. 2. Please consider: Compensation for Devaluation of Propel? Who is responsible? the City? or owner of the residence operating the "one night rental" located in non-commercial / residentially zoned area? In Real Estate, commercial business activit, in this case "nightly rentals " in a residential neighborhood must be legally disclosed to buyers. Is there compensation for property devaluation which when purchased implied long term occupancy parameters and when property next door to a what amounts to hotel activity in a residential neighborhood deters the idea of safety and security; a cohesive foundation among your neighbors. 3. Accountability: Conflicts, complaints and so forth will frequently be spawned and will will drain city resources: Will legal action be taken as a result in regard to traffic, noise, foot traffic, parking, revelry distanced in some cases from 3 to 16 feet of an i adjacent property. 4. Saturation: How will the city determine when a neighborhood has reached a saturation point? When will too many "nightly rentals" dissolve the entire idea of neighborhood life? Look at Ashland, Cannel for expl. Neighbors are accountable to each other as they reside in neighborhoods; the very definition fosters cohesive, familial and a nurturing environment. There are schools and children. There is security in knowing your neighbors, they are accountable - we know where you live. The Petaluma Neighbors Preserving Petaluma Neighborhoods are endorsed by the city of Mammoth. Additional precedents in our area include Tiburon and Healdsburg for example where residentially -zoned neighborhoods illuminate their cities' charm. 118 Petaluma Neighbors Preserving Petaluma Neighborhoods CONCERNS: " NIGHTLY RENTALS " IN RESIDENTIAL SINGLE-FAMILY NEIGHBORHOODS " Speak in general terms and brief; maintain eye -contact with council persons; breathe. 1. LIABILITY ISSUE: CHILDREN AND SCHOOLS Megan's Law: notification to the public of the presence of a sexual offender in their community/neighborhood etc. Is the City of Petaluma Liable or the residence? HOME ADDRESS CATEGORY: The conviction of certain sex offenses requires that the home address of the offender be posted, along with other information about the registrant. 290.46, subd. (b). 2. ACCOUNTABILITY: GUESTS ARE NOT LIVING IN THE NEIGHBORHOOD. They are not accountable to other neighbors & their activity has no consequences. Disruptive on many levels including NOISE [rolling suitcases, car beeping / auto lock]; TRAFFIC/PARKING ISSUES - no off street parking as it applies to population density issue in residential setting. 3. NEIGHBORHOOD IMPACT - PROPERTY VALUE : Neighborhood property is devalued by the presence of commercial activity and must be legally disclosed in real estate transactions. Homeowners should be compensated either by the city or the owner of the resident operating "nuisance boarding/nightly rental" activity since codes stated "residential" when purchased. 119 Good Evening Council Members, Ladies & Gentlemen My name is Christina Gleason - I'm a resident of OakHlll Brewster Historic Neighborhood for almost 30 yrs. I am an Artist, Educator in Petaluma City Schools and a published Author in N.CAI RW ASSN I am here to state that : I opposed "nightly rentals" in residential neighborhoods Referring to: (IZO Chpt 27) as defined in 2012, 1 would urge you not to amend Rooming or Boarding Accessory - otherwise stated as to allow subleasing a portion of a residential unit for 30 -day or more roommate situation ( I understand )Today's Economics place financial stresses upon our purse strings. But this reason should not allow "nightly rentals" more significantly: NIGHTLY RENTALS do not belong in residential neighborhoods. 1.The proliferation of Nightly Rentals will seriously affect cohesive residential neighborhoods. Consider if there were one or two or three on every block? The question of "saturation" arises. 2. with respect to both B&B's and "Nightly Rentals, how will this affect Property ®evaluation? Commercial activity must be legally disclosed in real estate contracts. who shall compensate the lowering of property values due to such commercial activity? The resident ? the city? Problems that arise will become a drain on City Resources. will they cause legal struggles? I would also like to address the importance of Liability : Please consider Megan's Law for one: there are children and schools in residential neighborhoods. In closing... My questions are my concerns. Your workshops in deciding the outcome will truly define the character of Petaluma. Thusly a City's character defines the long range vision which becomes our history; our value as a model to others. Petalumans have shown they have strong family values. we support our schools and enjoy the cohesiveness of neighborhoods, community gatherings such as the River Festival; we recognize each other on the streets of our town; we are accountable to one another. Such is the definition of a neighborhood where safety and security are valued. 1 would like you to additionally note that The Petaluma Neighbors Preserving Petaluma Neighborhoods are endorsed by the city of Mammoth. And Healdsburg and Tiburon also prohibit "nightly rentals". Thank you for hearing my concerns and for all your effort to assist and represent the City of Petaluma.) am available at your earliest call. My email contact has been noted by The City. 120 ti '� 'ygmGm�o'o� v m <----. } :fir" 11 Welcome! I want anyone who stays here to feel tike an honored guest. Please make yourselves comfortable and, if I'm around, ask me for information about the area, recommendations for restaurants or for anything you need around the house. Details: T4 -Please lock the door after you come in and turn off the Outside light. The master bedroom, where you will be staying, is at the top of the stairs to the left. There Js a bathroom with a lovely clawfoot tub through the second door arM little hallway In the bedroom. If I am not here, it's yours. If I am here, you wilt be sharing this bathroom with me. The downstairs bathroom has a shower and it will be your primary bathroom. ea From 9/8 - 9/18, 1 will be away and Hannah, a lovely young friend of mine,.,will be caring for the house. She will also be using the downstairs shower. t My cat, Motek, believes your bedroom is hers. If you do not throw her outside (recommended), she is likely -to sleep at the foot of your bed until about 6:30 am, when she will demand to be let out. Your choice. i just tell her to be quiet and sometimes that works. a5 The wi-fi network is 511keokuk and the password is 118moraine. You may use the printer in the upstairs study if you need to print boarding passes from your laptop. z4 I -wilt leave breakfast -for -you. in thefefrigerator, there wilt be yogurt (either commercial or home-made, fermented long enough to use up the lactose, in a large white tub), fruit of some kind, and milk. On the left side of the: sink is- a hot -pot, teas, coffee, a French press, sweeteners, and breakfast pastry. More teas are in.the first drawer of the pantry directly across from this. Feel free to bring things out to eat on the porch if it's nice. � Also, my kitchen is dear to me - please treat it very carefully. No cooking, but if you want to prepare some of your own food for lunch, you may. Knives are in the drawer to the left of the sink, cutting boards in the drawer to the left of that, garbage and recycling are under, the knife drawer. Be careful with the faucet, which will spray the backsplash - I'd appreciate it if you'd wipe it dry so we can avoid mold. t1p The TV, cable box, DVD, etc is all set up. Use the Direct TV remote to tum everything on. There is a ROKU box and remote for streaming netftix and amazon prime videos -these are free. if you rent a video to stream, please leave me cash to pay for it. V4 Finally, if you wouldn't mind, it would be great if you'd strip the bed and throw the sheets into the washing machine, add laundry detergent, and start the wash (large, cold water). The washer and dryer is in the last cabinet on the left in the kitchen. Thank you, and enjoy your stay. Naomi 707.696.6608 (cell) 707.765.9844 (home). 122 123 \\\ I 55665 ,a; - �- \\/\}2/.\/ }\}\\\\)\\\\\)(k(}i&i%\5\\((} 124 a ..a rvcNrvNrv'.: �� 4 � a O a 4 r > o E r � � G.+ L ° U 5 0 0 0 6 U U 5 U U 3 5 V U 5 U lJ 8 U 4 U U U 5 6 6 5 5 5 5 0 �rnanNr .vrvmmN�o1°. '^'a a v orvmvrrN ° ° N m �a>o oom > b N :P iD C N C vml +P :O C Q VI N V C N O S N C v 3 v 12:nz m-------- - — rym m m m m m ci`v a �i 125 ,5 TBSecret Garden EPetaluma Airbnb �—�---- re e « ---�---- �� — Deck in .— — �m— ---��—�m.J——vA _ :c �wa��Gmme_mamJ_@ Find : � . . _ ,sem !1 d iGmee .....) J T rulst : ' celist q .i -O, , L i Ua # ASIS ,�-0D,mew �Taemtour of this age m y. j §f Sftz`}�7r\fP U_ - Privateroom • Keokuk k,CA79452United States 6± _: w5« mma!&6;7 6/132013 127 The Secret Garden in Petaluma Guidebook L Page 2 of 14 https://www.airbnb.com/rooms/I 16867 6/1Y2013 128 The Secret Garden in Petaluma Page 3 of 14 Select Month: June 2013 v j J Rotate Street View Barn Mon Tue Wed Thu Tari Sat 26 27 28 29 30 31 1 2 3 4 5 6 7 8 The calendar is updated every five 9 10 11 12 13 14 15 minutes and is only an 17 18 19 20 21 approximation of availability. 16 $85 $85 $85 $85 $85 22 Some hosts set custom pricing for 23 24 25 26 27 28 29 certain days on their calendar, like weekends or holidays. The rates Available listed are per day and do not include any cleaning tee or rates for extra Unavailable people the host may have for this listing. Please refer to the listing's Past Description tab for more details. We suggest that you contact the host to confirm availability and rates before submitting a reservation request. fr;=sc_i -n;lQli House Rules Bike through the wine country, take a hike in Muir Woods, and come back to recuperate at my quiet house in scenic Petaluma. Sit by the fireplace with some wine or ]walk downtown and eat at one of the many restaurants in town. There is no shortage of things to do around here. The house is light, cozy and comfortable. You can make a meal in my gourmet kitchen (if you treat my knives with respect!) or eat at one of Petaluma's fine restaurants. There is a sweet guest bedroom and a private sitting room in this restored Victorian home. Both the bedroom and the sitting room have comfortable queen size beds with 1000 TC linens.There is a private bathroom downstairs and a shared one (with a clawfoot tub) upstairs. The house is within walking distance to downtown Petaluma, at the edge of the wine country. Petaluma is known for antiques and restaurants, and Sonoma County is famous for its artisan foods https://ww-vv.airbnb.com/rooms/116867 6/13/2013 129 The Secret Garden in Petaluma Page 4 of 14 and wines. Close to Point Reyes National Seashore, San Francisco, Berkeley, Muir Woods, and other places of interest, this area is especialIy attractive to cyclists and ramifies. Lovely garden and quiet space. Wi-fi included, private bathroom with shower. Bathroom with clawfoot bathtub adjacent to master bedroom. I will leave breakfast goodies including homemade organic yogurt, fruit, homemade breakfast pastries, granola and jam, tea (bots of teas!) and coffee. Almost everything is organic, and some of my products are gluten-free and I'm happy to make sure there's some for you if you want. Please be aware that I have a cat. She will not bother you unless you have allergies. The rate is based on double occupancy. For two singles needing the spare bed made up, there is an additional charge of $10/night. There is a two -night minimum on weekends from May through September; however, if the weekend is not booked by the previous Monday, go ahead and contact me and I'll book you for one night. Room type: Private room Bed type: Real Bed Accommodates: 4 Bedrooms: 2 Bathrooms: 1.5 Extra people: $15 / night after 2 guests Weekly Price: $560 /week Monthly Price: $1000 /month Check In: 3:00 PM Check Out: 12:00 PM (noon) Country: 4, Li}%Ulf ,,t_aeti City: Ilef_r.luma Cancellation: Nlod_erwe Pet Owner: yes cat(s) ® Smoking Allowed Pets Allowed • TV ® Cable TV • Internet • Wireless Inter -net • Air Conditioning • Heating Elevator in Building • Handicap Accessible • Pool Kitchen Free parking on premise • Doorman littps://www.airbnb.com/rooms/I 16867 6/13/2013 ON The Secret Garden in Petaluma • Gym o Hot Tub o Indoor Fireplace • Buzzer/Wireless Intercom • Breakfast • Family/Kid Friendly • Suitable for Events • Washer b Dryer Page 5 of 14 No smoking and illegal drugs. Please be aware of others in the house in terms of noise late or early. Cooking with permission only. This is a scent -free environment - please respect this. Minimum 2 night weekend stay between May and September, unless there are unbooked nights as of the previous Monday. Fricild", ,3 1 Overall Guest Satisfaction • Accuracy • Cleanliness • Check In Communication Location o Value Erika Naomi was very helpful with her suggestions and encouraged us to be more adventurous. We took her recommendations and ventured outside of Napa and found our new favorite winery (Kamen) in Sonoma. She was a wonderful host and her homemade breakfast was very delicious. Thank you Naomi! June 2013 https://www.airbnb.com/rooms/11667 6/13/2013 131 500 Block Keokuk-�8r)�,u B&B Issue ` Naomi Richmond, 511 Keokuk St. B&B callod the "Secret Garden" ' see web address for more information : https://www.airbnb.com/roams/l 16867 1. According to the City of Petaluma: B&B's most apply for conditional use permit from the City of Petaluma, upon which a notice of application can be accepted or rejected by neighbors within a 1000 It radius. 2. Off silo parking must be available. 3.8&B in an HISTORIC DISTRICT See City of Petaluma online for details. I do not wish to have a B&B in my neighborhood [500 block of Keokuk St, Petaluma, CA] Dated: JANUARY 13, 2013 NAME ? I u .� 16(.'i. }} :1 a � 6v 7° A alEA iL Lt /f ADDRESS 3// 15' m—t- Sz, art 11, 6,ti -K: , s t / A:eZ14 [- Sr 132 Winter Fancy Food Show 2014: My Profile w:- Mv.. e:n 1 .hrcs I'. r::..,o h'Unl Frti ' Miss. - Firs! Nan: inp,� fuddle I!ga-s ? _ L osi Name' ..iraue Suffix 1'1!le" -- ai:.-Gsm9opmev! fAa�egv OrlienuzaLon" E!Ggrach7 Addles,. Line 1' 27 H,,,d Cie;' veta!u'a SOtefRwst _� crJira,nis "f:rf:..coq!; JE" na•,n..._.. P;r,_ ioi 77c 451. Fa. Jnriri" ieryerAetibry:aalJl:n:C F65Aw:,1' gvi5i&luc Pledu L;fO. •;; h x; r_ non', ;!F.! an; nef exceedhfc 120 Std M 150 M plxely -` rEre1H nehmdrNrv✓ r o0coten (By clt=_e!dng !his tor. you agree to participate in the netwntkfJwv matching service.j Nun- retj,sle,ec pmfldhoanls vW rel 0,6plaf• in _eemit rusul:s our will they to ncls sari ,ppe!nimcm rec,msis IC other ('czhibi'.eislA!lendessj. It pea are nut rer!sfued forins ew nl than plsas.e exinlad the Event hia.umcr "wi, Pucdsh My info (6v eluicking this but; ycu erne to list your rontacr name-, title, company name fer other nermorku]oe, participants, when fbey Click On your nam? In their search results.) N.n-regis!eled users roil! nd be atle to vie'.v mCen they d!de en search results, or make apeoinCneas wdh Other nev:enrkNuw para illi vs f [::hibdors!Atlendees). II you are rmf rcrislerh Ion fs th5 Event, please centu,.5 Ins Spon MauaQer now. Page 1 of 1 _ ..: a ... Save fres<t If you requite assistance with networkNow, please email t:_its!:n_ <:[zh. z. r•e; Getwee": gam and 5pm ET k?'okay Ihiourlh Pr.:!ay, ..ou vAll recelve an ansae" within 2 teuc. On U.S. nefiGaY=. wsuiu rds and on waandays bet::e=_n'ipm ?. rd Tan ET, you may expccl an anmvei ty Sam r -T rn the nc t business day. 133 littl):Hiiiy. fancyfoodsliows.com/netwroi-kNow/Public/uz_ALNivProfile.asl)x'hw =1 1/ 16/2014 l 2 3 4 S 6 7 9 10 11 12 13 14 iS 16 17 18 19 20 21 22 Natural and Rural Zones g 3s xP�ermtedUsae� �CU�Cordiiional'UsePermltRequlred r°3 F 'rg-'"`-a'`rz. " - � • RequUse �_ ._ £ � � AltowediLardUsesPancle nit� _-� � Permit �reme�n�t mL5' ecrfic 5 Regulahons Requir menu forNafuralpan8 Rural ZonessA y/ enessoryjUse n V_Usejhlot�Allowedo.-- T p _jP mrf,Re uir�db bone P�fctlse - �_ �-s �l•AND USE OSPAG 'RRr,_ Rl Re latlon sir _ _LODGING Lodging -Bed & Breakfast Inn iB&RI — — — CUP Section 7.100 Residential Zones gyP,ermltted Usv� Z CUPS C6ridrtional Use Permlf Requrred ��?. `-`TABLE��29:�f -�. -§ r-�r�:^-�a�-ba.cY '� -�-�'t L iia '•"•t - ' �. Permri Re uirementm, eCItIC Aiio d Lrand Uses and rermltaRequirements r S �` Use Reg• alai oohs , 'Pe mitdRe Ulredib ,Zone`s SLpic'Use 1AND7.USgT PE"rl jc� r R2> R33 R4 „RS°_ Re ulaUons t LODGING __ Lodgin -Bed & breakfast inn B&B CUP CUP — — Section 7.100 Section 4. Chapter 7, Standards for Specific Land Uses, of the City of Petaluma Implementing Zoning Ordinance is hereby amended to add Section 7.100 enliited "Bed .& Breakfast Inns' to read as follows: 7.100 Bed & Breakfast inns This Section provides requirements and conditions for the establishment and operation of a bed and breakfast inn (B&B) within a residential zoning district. A. Purpose. The intent of this section and the standards outlined below are to assist in preservation and adaptive reuse of the city's historic resources, to serve visitors of Petaluma, to ensure that bed and breakfast inns are compatible will) the residential area and to preserve the residential character of the neighborhoods in which they are located. B. Permit Required. No bed and breakfast inn shall be established within a residential zoning district where otherwise allowed as outlined in Tables 4.1 and 4.2 without application for and approvol of a conditional use permil'in compliance with Section 24.030. GoPv.- 0 viahnal x'rf:.tx'ed at. e i.A?-y Of Del.'pfluirla Ordinance No. 2422 N -GS. Pd9$33l 19, I C. Findings. In addition to use permit findings required by Chapter 24.030, the decision 2 making body shall make the following findings prior to approval of a use permit for 3 ibe establishment of a bed and breakfast inn in a residential zoning district: 4 I. The establishment of the bed and breakfast inn is consistent with General Plan 5 policies regarding historic preservation; 6 2. The bed and breakfast inn use will not be detrimental to the historic or 7 orchilectural character of the existing building is):.and 8 3. The bed and breakfast inn use is compatible with and will not be detrimental to 9 the character of the neighborhood and surrounding land uses. 10 1 1 D. Requirements and Conditions. The following requirements and conditions apply to all 12 bed and breakfast inns within residential zoning disirfcts: 13 14 1. Adaptive Reuse. Establishment of bed and breakfast inns shall be limited to the 15 adaptive reuse or conversion of an historic or architecturally unique residential 16 structure and shall not require significant exterior modifications that would 17 diminish the uniqueness or significance or the residential structure or surrounding 19 neighborhood. 19 20 2. Concentration. When a new bed and breakfast inn is proposed within 300 feet of 21 another bed and breakfast inn, the decision-making body shall make an 22 additional finding prior to approval of the use that the new bed and breakfast inn 23 does not harm the character and/or use of adjacent residential properties. In 24 considering the findings required by this subsection and subsection 7.100.0 25 above, the decision maker shall also consider the number of existing and 26 proposed bed and breakfast inns within 300 feet of the proposed use in 27 determining whether the proposed use is compatible with and not detrimental to 28 the character of the neighborhood and surrounding land uses and not harmful to 29 the character and/or use of adjacent residential properties. 30 31 3. Modifications. New structures or additions to the existing structure shall be 32 designed to maintain the established residential character and scale of the 33 individual property and the surrounding. neighborhood. 34 35 4. Limit on Maximum Number of Guest Rooms. The number o1 guest rooms permitted 36 shall be determined in the conditional use permit process based on the size of 37 the existing building, grounds and site; the relationship of the site to the 38 character, size and scale of surrounding neighborhood buildings: and visitor 39 access and parking. In general, the number of guest rooms should not exceed 7. 40 41 5. On -Site Manager. An on-site manager shall maintain residence on the site. 42 43 6. Length of Stay. Visitor occupancy shall be limited to a maximum of twenty-nine 44 consecutive days. 45 46 7. Food Service. Food service shall be limited to registered overnight guests only 47 and shall not include an independent restaurant. Cooking facilities in individual 48 guest rooms are prohibited (with the exception of microwaves and coffee 49 makers). 50 51 8. Events. Amplified music, [own parties, outdoor weddings, and other similar 52 activities shall not occur on site unless specifically allowed through the approved COPY - orglrfal stwed at R*te f.'!it-yi of t3fi?Wi'a.tm drdinance No. 2422 I,I.C.S. Page 4 135 MPM- F 136 500 Block Keokuk B&B Issue t 1) L)-,, (v�L: Naomi Richmond. 511 Keokuk St. B&B called the "Secret Garden" j.1t. L,GZU f� ' see web address for more information : https://www.airbnb.com/rooms/116867 1. According to the City of Petaluma: B&B's must apply for conditional use permit from the City of Petaluma, upon which a notice of application can be accepted or rejected by neighbors within a 1000 It radius. 2. Off site parking must be available. 3.B&B in an HISTORIC DISTRICT See City of Petaluma online for details. I do not wish to have a B&B in my neighborhood 1500 block of Keokuk St, Petaluma, CA] Dated: JANUARY 13, 20'13 NAME ADDRESS 3// If ��i '�l�l"J"4 1,✓!'!q�t ij Sl;: r, ,/ ,5/ Vc_ . c i27 AhA ISIFA , hh /J r i ADDRESS 3// If ��i '�l�l"J"4 1,✓!'!q�t ij Sl;: r, ,/ ,5/ Vc_ . c i27 AhA ISIFA , 4 n N a 2 T s s v •% 'c '� 2 t Z °x a n K `w '^ in w m o` v 0 2 Q c K m m o c2 u. c w w '^ 2 o o > Fo U U o F 11 -v, Z Z F V 9 p Y u N N N m \ N Om O \y O O O O .-1 N O N N N V\1 V\I Vl t!1 Vl \ h n h h h N \N \T \ \ \ \ ry \ m 1\D U) K m 1D h OD \\ tt1 m CS ems. 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N s y > > >' v ,D w v w N a in ' a= a 3 3 o m z m 3 a` m LL LL 1>2 c � m� v � i Y a ct v o r v v m m 1O m � ❑ a >1°i>uu ¢'m�� zov�'r°-¢`��',2�ms m m m m m m �n N "' ry .rvi N m ry ry N .Ni 0 o ry N N ON N N ey 1� m l0 �-1 N N T T h Ol V' \ Q m\ N m t\➢ a N N O\t \\\ O P\l m n fl N •'1 N N rl e -I ei 'i "I r1 cl ei +-1 'i ci fl rl N e-1 N N N'm m'm T 1- m m m C V � C R 139 v U1 V V Y ¢ a w 3 3 N N N N u v v u u u u u u u u ci u u u u a a v c mc o p N m O m n ti Q w m m phi j m .m -i m uxufi W v>inox3 yyMu�� wpzxWh Y¢ Y N O O] i X Q m Q Vi h Q Q Ol X VQI 3 Q 5`— Y V b �f b b Vl b b h Y h W m h 1� �➢ b Vf lO N Q b u N N p m O J 3 J vl ✓1 b N a E a¢ o a v c u m o E E w w 2 u w u ,u t- v s> J E o p t �., a>� x u V .i H N .Mw m N N .Mi N rm-I N N m M aM-1 m n wm,M. New m H.nno 0 o�N M-,�"�e trtl T (il m M T N T M MN mM M mt+t t+W '1 b b b H N b T M M M N N fi 'i M M M M M ei ei O O O O O N O 8 O M O 8 O 0 O m O \ \ \ \ N N ry \ \ \ \ \ \ \ \ N N N N N \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ V V V V V VI Ifl VI V1 l(1 V1 V1 M ul v1 Ifs VI �O W �O b b b W ED] 18 June 2013 Oakhill Brewster — Petaluma Zoning Ordinance — 511 Keokuk B&B operation Facts: Air Bnb, VRBO, Craigslist all have policies that require the owner of the property to comply with local zoning regulations and be responsible for collecting applicable taxes. Our neighborhood is zoned "Residential". This zoning is for long-term occupancy of dwellings, not short tern daily rentals. Short term daily rentals fit the zoning definition of a B&B. B&Bs are not allowed in our neighborhood unless the owner has a conditional use permit. The conditional use permitting process requires notification of your neighbors (within 1000 ft.) of the non -conforming use and provides them the opportunity to present their objections or concurrence to the planning commission at a public hearing. Additionally the siting of the proposed use is evaluated by the planning commission for the relation of the proposed use to any adjoining building (neighboring residences) with particular attention to protection of outlook, light, air and peace and quiet. There are also several requirements and conditions that apply to B&Bs within a residential zoning district including: The use is compatible with and will not be detrimental to the character of the neighborhood and surrounding land uses. On-site parking shall be provided as required:(1 for each guestroom and 1 for the owner/manager) An on-site manger shall maintain residence on the subject site. Bed and breakfast rentals shall be subject to the City's transit occupancy tax Operating a B&B (renting rooms out on a daily basis) within the neighborhood without a conditional use permit constitutes operating a public nuisance and the city can lawfully require the operator to cease and desist and take further legal action against them. There is one B&B in the OakHill-Brewster neighborhood where the owners have done the necessary work and are operating legally with a conditional use permit: Cherry Hill B&B at Central and Galland. Nancy Sasser, Michael Kraus, Christina Gleason nancy.sasserpatt.net, mike. kraus(n,att.net, cbgart(@comcast.net 141 PV, lu/mmov, zapP /-69 .9 Coil %e_ symbeha SYRAM692 R3 - ReAMA 3 a- RsqidvaffA 5 0 VC" k" . J F� t1, C, J. 'e I OG — Bed & B reakfafs' Imes . rii5 Sse m p*. ic?4 and .:i.qd frogs ko th_`'w I!shma?It srma Opawmi, of a bed and K-za W,25t ; ii 8 ;)'gtq�,- 3 re_sdcn al --mm s disic. dos Puipo a, Tr -r- intem of iius :r_..Jcsq and the _tmKda:ds vd`_'.mrd bele,q, as.? uS-3=_s�s;l iFt presarvatior,::and w4a ze re -ase of le CiWs 4li!'b. C passimes, to sei'n'e tlsflot5 of Pet3S81mz&z a,.. -ns f- 9,,a: hed} ,arw breakfa i imms a.a cop'n,'�Sle w i3s the aax e—n631 area wid to pra serrve 64 e rE=dent�nll d.lafac s `& the l-ighk"mends h l0vi&, l6e< a'fp 1,21: le;d. B.arm, it ft^vt'{u ice. Ne bei u?ld h-sIkfaaast X31 _,.ail be e_m4mislSsd i° im a .°i_-'3.'genU mfkLng 4lstkt wlEe e ODIC Mse ZA S`icl, as +„'stt'fA dr'4 ales 4A and 4.2 taibhoit appliss-i , kf Ind appm 1u'I of a Cornitonr Use P rolit P.i +complons V.,61 `. ecton >UN. C. R.Mi€sga ren adje Irl to afavi dar d &SS perm" &ldmgs in C"12pt?. 24.0130, the xiacisiri mukslg L--dw stn!: rnaIkethe Wilco nm g �earg5 F*�ar to appraual .:f a use p _remit to tt`a �U-A_ T7,epkt of a 9 'Td hmakts ire its ; ns,:tental 1. I* establi5t'c`T?Ht of the Eed and'`mlk*ast imr, is oof'sslent 4+Jl h Gaon fal Plimn p . es regaf+' hg histari, peservlal tIi; 2. e he bed wind breakfast sm s -se witi no: be dst imeiital fes. he his^d- or nr K' -s& X71 t ..a'}3Cif_tiof the exi5bj bux&tglls): a t 3.. lFhe ,�qsdl and bm-akf3st "ri 4 se Is c-'v:.:affb"''e e5_=n and 1;.r !w,. dell .snt-al I.: J'e &,araatsr 0;'ke ^.,�I."jibCnood J'.':4f su'rololamg IDM GSa_5. D. R*eciu amawits 3i'd Gon-ddit`Emn- -'ate to h'35iing ee(t1,avemertts zma candib- ms qc iY 10 a' t --d Ynd t3tcakfz5i en. ei sltt. elps vftf#lir, • f--d.erS ai ZuangA ?tYS"s: 3. AdapUv5 Reuse. Estatlisis_a+e d of BSO ar_J kM.51V' 4 int'ic, ShZill be liar_ei >; the 7k E,' iC r?use =._ cramenim V{ am hl'ttmC'rs" v7jtt-me zli# un' ps i*s'Idenfiv 5Wdurc and l'i-3_ Tt-".t MqL-'- . 4I'lifcnrii ext -Oar rao ,^✓. 6otY o .shot wauk:f dmir:;si; t.e urilveless J? siggnilhvitnce 04 the resA-ant<al strati we or sUP2:'�S'atd:" fie.�jl?�"lf't4U.fu'. 4, CAnc'sn r9t on— ft-" a Heil bed amd kma st. Lnn Is p?Wn+sd,F'an''i.= m 3DO t_2t of awthei. tead 3^d zea FsE r, se de im-mini g so&dy shall alak� aq adlt 2itw fifAng r-qor L sem, ✓ a: of the .ase'at d,e retm bed and Lfeakta5t r l dDa5 ;t3 d;arn itfe cl-,aracter of a4arsrt aesideiiaai pnpertes, 41 .:G.' skis Sr ihm Shdimprea[9.'». -'i{ by Ns iubsaC36fl 3:>id s4bse3fi �. r T'.�i"ll, r: atn" e_ the d?6siw m,.,aker Sial vso Conslier U c nunbe, of ex ;li;q and i Bras _d bed '41 i kezikb =iris sarN?s 3,30 fief & fhc 143 MOffWatians. New stain, at •fldWats to the eistllig smAwre sh&l ae d 'ed to £ sif!tah 71 ,a es+-mfisks4r=sidsgr iai wharacfer and side of to Maa_ V=400 and the sufroka'I'rg 5. Limk on LL7r;m Hunlyr of Guset Sea*- The vembet of SueA'?'—X;rT P=,rn.iC-he k the C .Y`ldfhr na Use Penn:',pmcess based om fine _izof ite exisfi g 1,-Wt£3 g, C€." ; a'Ad site_ the ritagonship of the _io to !hs duraater, sits 3i`4 s z. a f ?' eighbo6k.--:uod �--'&Mrgfs; and Visitot ut. css and tU±'gin guest ".i"a 4fwr&—r of guest .00 sh", id r47. exceed 7. 7. (K W Abnager. An o e nanger waif faa tu=ts TsGA' nm on the sum site. S. Langth of May- Ms bar oaaWgf Sha If 'A'w 'xT`ted to a m-axit474t 1 of t'wsn9 f hire 1 I'mad Gwvioc Rod som Mit be hood to pigiStetrd ally and Sh-att Mal t-MWe an Mvender-_' € WaWa, . Coding fa iii e 5 in. odiR ai s?nttaf pestroo ns am POMAS '� h he c .pan of rii£tavaves and c5a fee makers; lf). Events ; rnpiitos'f;n=-n--2, I'i'm- pa? psi D'.!Woor VP-dd3 !S, andC*J ee S7rnifa ictgelss shalt not 'e?�^'-.'[r ar site Mess _n&O5;^zt MI, as t"iMEd 8hyr'" h s&fet` 79litlang Use Sy ->t AN smS ¢m h ne F,Iscs ct�agr.. shaiN mi, pp v%ldh to oftie Per`fumaFice'Stand;t"ds. 11- ftrvs One a-I=site sy SM11 W aQW& ca en:_? steel bwage, Sod signs full be Wray ti/McMZod c"k'+nd 3Z -9t! 5<'F? 3? all rrt: exce . qy--n SWC - --'s Qtfiq atea, t*M;dStep4i wid,,, Sev1kin 20.110 (B) i4,, fit. Fa€:irt. e Ming Mail its as mophrevi A We j ; . 9r,r Bed a 3reaA s inns. Q. Transit Occsspanc^r. Tai_ Bed and tisraak&i remal shall be Wyeal to the f `y. s transit o=kjaaqvtax PsIblic Hales_ Na&Ag for tkedand I,eakfasa on qr*U kris shall-'EmdWe rnaied rs..e b) "'ecpeytiss feet if the Proposed t4s--. cmi;^ante t- -ills. '.7,.v'- ' ` 1 _:.>. .5.6, 144 Tal Ordinance No. 2300 N.C.S. 83 145 Use Number of Parking Spaces Required 1 for each 1.5 employees on rite maximum shift or Artisan/Craft Product Manufacturing 1 space per 500 square feet of gross floor area or 35spaces per acre, whichever is greater Artisan Shop 1 for each 300 gross s uare feet of Hoar area Auto and Vehicle Sales 1 for each 400 square feet of gross floor area Auto Parts Sales _ 1 for each 300 grass square feet of floor area Banks and Financial Services 1 for each 300 gross square feet of floor area Bars, Taverns. Nightclubs 1 for each 2.5 seats Bed and Breakfast Inns -- l for each guest room plus 1 for the inn ownerlmana er Child Care Center 1 for each staff member (employee, parent volunteer, etc.) plus 1 loadinglunloading space for each 10 children Commercial Recreation- Bowling Alloys 5 for each aIle Commercial Recreation. Indoor. 1 for each 50 square feet of gross floor area Dance halls, coin operated amusement arcades, electronic games arcades, ice and roller skating, pool and billiard rooms. 1 for each 3.5 seats of maximum searing capacity ConferencelConvention Facility or 1 For each 60 square feet of gross floor area if there are no fixed seats Dwellinq- Accessory/Second Unit I covered or uncovered Plus"'7-030— Parkin for other dwellings onsite consistent with current arkin requirements Dwelling- Single Household, including Attached Townhomes 1 covered space plus 2 additional covered or uncovered spaces Dwelling- Single Household 1 additional space for each additional bedroom over 4 bedrooms Addition of New Bedrooms Dwelling- Single Household Conversion of Required Covered Parking to Space(s) convened to living quarters replaced with covered or uncovered parking space Living Space Dwelling. Mobile Home Park 2 for each mobile homes ace in the park Dwellings- Multiple Household 1 which may be covered or uncovered for each bedroom, studio, or efficiency unit. In no case shall a project provide an overall parking ratio of less than 1.5 spaces per unit. 1 for each Pump Island, plus Fueling/Gas Stations 1 for each Service Bay, plus 1 for each Employee on the Maximum Shift Funeral Homes, Mortuaries i for each 5 seats for the aggregate number at seats provided in all assembly rooms of the mortuaTy Ordinance No. 2300 N.C.S. 83 145 1 conditional use permit. All such ancillary uses shall comply with city performance standards, including but not limited to the performance standards in Chapter 21. 3 4 9. Signs. One on-site sign shall be allowed on each street frontage. If illuminated, 5 signs shall be indirecily illuminated. and each sign shall not exceed two square 6 feet in area, consistent with Section 20,110(6)(4). 7 8 M. Parking. On-siie parking shall be provided as required in Table 11.1 for Bed and 9 Breakfast Inns. 10 11 11. Transient occupancy Tax. Bed and breakfast rentals shall be subject to the City's 12 transient occupancy tax. 13 14 E. Public Notice. Noticing for bed and breakfast inn applications shall include mailed 15 notice to properties within 1,000 feel of the proposed use. 16 17 Section S. Chapter 8, Alcoholic Beverage Establishmelits, Section 8.030, Zones for 19 Alcoholic Beverage Establishments, is hereby amended to read as follows: 19 20 Section 8.030 - Zones for Alcoholic Beverage Establishments 21 22 Alcoholic beverage establishments are conditional uses only in the commercial and mixed use 23 zones, C1. C2, MUI A, MUIB, and MU2 and in certain P.U.D.s where appropriately designated as 24 identified by the Zoning Ordinance and General Plan..A fasting room which qualifies as an 25 ancillary use pursuant to Section 8.035 may also be allowed in the industrial and business park 26 zones, I and BP. 27 28 Section 6. Chapter 8, Alcoholic Beverage Establishments, is hereby amended to add 29 Section 8.035, Tasting Rooms, to read as follows: 30 31 8.035 -'fasting Rooms 32 33 Tasting rooms associated with an alcohol production facility may be considered ancillary to the 34 primary use and approved by the Zoning Administrator as provided by Section 24.030(M), upon 35 compliance with all of the following criieria: 36 37 A. The lasting room shall be located on the premises of the alcohol production facility 3g and operations shall be ancillary to the primary use. "Ancillary" ter purposes of this 34 section means subordinate, auxiliary, smaller and less intensive than the primary use; 40 41 B. The tasting room shall not operate as a stand-alone bar or tavern; 42 43 C. The tasting room shall only serve and/or sell those beverages produced by the 44 company on site; and 45 45 D. The tasting room shall comply with all applicable ABC and State regulations for wine, 47 beer. and distilled spirit manufacturers and fasting,rooms. 49 49 E. In addition to satisfying all of the above criieria, prior to issuance of a minor 50 conditional use permit hereunder, the Zoning Administrator must determine that the 51 rninar conditional use permit also meets the general welfare standard. set forth as a 52 required finding for conditional use permits in Section 24.030.H. V,- -tored all The Clhe o' Petalunn�n ' Ordinance No. 2422 N.C.S. Pag`trr) �i l 2 3 4 5 6 7 S 9 10 it 12 13 14 15 16 17 13 19 20 21 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 WHEREAS, offer the conclusion of said public hearing, the Planning Commission adopted its Resolution No. 2011-04, recommending that the City Council adopt the amendments, with modifications; and, WHEREAS, on November 24, 2011, a public notice of the December 5; 2011 public hearing before the City Council to consider the amendments was published in the Argus - Courier; and, WHEREAS, on Decembers, 2011, the City Council of the City of Petaluma held a duly noticed public hearing to consider the amendments. FINDINGS The City Council of the City of Petaluma hereby finds: I. The provisions amending the IZO, Chapter 4. Section 4.030, Allowable Land Uses and Permit Requirements; adding Section 7.100, Bed and Breakfast Inns to Chapter 7, Standards for Specific Land Uses_ amending Chapter 8, Alcoholic Beverage Establishments, Section 8.030, Zones for Alcoholic Beverage Establishments and adding Section 8.035, Tasting Rooms; amending Chapter 24, Section 24.010, Site Plan and Architectural Review; and amending Chapter 24, Section 24.030, Conditional Use Permits, as hereinafter set forth, (collectively, "the amendments"), are in general conformity with the Petaluma General Plan 2025 and the Central Petaluma .Specific Plan because the amendments are expected to reduce existing vacancies, encourage new development, promote job growth, and assist in the preservation of historic structures, thereby contributing to the City of Petaluma's economic base, yielding net fiscal benefits and strengthening the vitality and diversify of the community. 2. The public necessity, convenience, and general welfare clearly permit the amendments. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA THAT THE CITY OF PETALUMA IMPLEMENTING ZONING ORDINANCE IS AMENDED AS FOLLOWS: Section 1. The Table of Contents is hereby amended to add "Section 7.100, Bed and Breakfast Inns" to the Table of Contents, Chapter 7, Standards for Specific Land Uses; and io add "Section 8.035, Tasting Rooms." to the Table of Contents, Chapter 8, Alcoholic Beverage Establishments. Section 2, Chapter 4, Zone Districts, Section 4.030, Allowable Land Uses and Permit Requirements, Footnote 6 to Tables 4.1 through 4.5 is hereby amended to read as follows: Note: (6) Permitted use on an upper floor or behind ground floor street fronting use; use in other locations allowed subject to a CUP. Section 3. Chapter 4, Zone Districts and Allowable Land Uses, Section 4.030. Allowable Land Uses and Permit Requirements, Tables 4.1 and 4.2 are hereby amended to read as follows: .Ci..Fli''3Y - Ctrimna* :r or d at S L,` S.>z y Vit' Ordinance No. 2422 N.CS. Page ' 2 Responsible Hosting Airwa ,; Colwlci R --sources ,S. , Policies ,kms&+ Hosting , � , ,y a .lgzz How mk, responsible host wencourage hosts mthink carefully about their»m l . Hostingoffe rs rich experiences, but Ems with acertain level acommitment, m additionm ma Obligations, here are some ways you can &aresponsible e mem Ibmindful op1! me Whom should ! notify hosting on ww7 https://www.airbiib.coin/responsible-liosting 6/13/2011 148 Responsible Hosting - Airbnb �atet" How do I keep my guests safe fiom accidents? Res�ulatia�s That local regulations apply to me? Insurance What insurance should I get to cover my home? IT fir.i 4F Page 3 of 7 Building Mules: Ensure you relay your building's common area rules to your guest. You may want to even notify your neighbors that you will have guests, and remind guests not to bother your neighbors (e.g., don't knock on their door or buzz them to let you in). Smokmg: It you don't allow smoking, we suggest posting signs to remind guests. It you do allow smoking, ensure you have ashtrays available in designated areas. Parking: Ensure you relay parking rules For your building and netgttborirood to your guest. Noise: Remind guests about keeping noise down. You may want to consider whether you allow babies, pets, or parties. Develop a policy about guests inviting other people over, and ensure your guests are clear about your 'party policy.' haps://www.airbnb.com/responsible-hosting 6/13/2013 149 Responsible Hosting - Airbnb Page 4 of 7 Pets: If you allow pets, ensure guests are educated about things like local parks and local customs (e.g., cleaning up atter your dog). Have a backup plan in case a guest's pet upsets the neighbors (such as the number of a nearby pet hotel). House Rules: To avoid surprises, you may want to include the information covered above in your House Rules in your Airbnb listing profile. Contracts: Check your HOA or Co -Op Board regulations to make sure there is no prohibition against subletting --or any other restriction against hosting. Read your lease agreement and check with your landlord if applicable. You may consider adding a rider to your contract that addresses the concerns of these parties and outlines the responsibilities and liabilities of all parties. Itoommates: if you have roommates, consider a roommate agreement in writing which outlines things like how often you plan to host, how you'll ensure guests follow House Rules, and even whether you'll share revenue if that makes sense for you. Neighbors: Consider whether you should notify your neighbors about your plans to host, along with your plan for how to make sure your guests are not disruptive. • Emergency Procedures • Contact Info: Indicate local emergency numbers and the nearest hospital. Provide a clear emergency contact number for yourself, as well as backup, for easy guest reference. Also make clear bow you should be contacted if the guest has questions or issues arise. • Supplies: Make a first aid kit easily available. • Fire Prevention: Ensure you have a functioning smoke alarm and carbon monoxide detector, and that your property meets government safety guidelines for your area (e.g., International Building Code). Ensure you provide a fimetionhig fine extinguisher and complete required maintenance. • Exits: Ensure you have a clearly marked fire escape route, and post a map in your home. • Minimize Hazards- • Occupancy: Establish sate occupancy limits - your local government may have guidelines. • Access: Go through your home to identify any areas where guests might trip or fall and either remove the hazard or mark clearly. rix any exposed wires. Ensure stairs are safe and have railings. • Child -Proofing: Ensure your home is safe for children, or else notify guests of potential hazards. • Climate: Ensure your home is properly ventilated and that temperature control is clearly marked and functional. Ensure guests are clear about how to safely use the heater. https://www.airbnb.com/responsible-hosting 6/13/2013 150 Responsible Hosting - Airbnb *�3el �r�°t :.�. Page 5 of 7 Taxes: Ensure you look up any local taxes or business license requirements that may apply. This may include things like hoteUtransient occupancy tax, sales, and other turnover taxes such as Value Added Tax (VAT) or Goods and Services Tax (GST), or income tax. Permits or registrations: Ensure you look up any permitting, zoning, safety, and health regulations that may apply. The governing authorities that regulate the use and development of property in your area may have useful information on such regulations, Subsidized Housing: If you live in public or subsidized housing there may be special rules that apply to you. The manager of the property may be able to answer questions about this. Host Guarantee: Airbnb offers you our Host Guarantee, but note this does not take the place of homeowners or renters insurance. Basic Coverage: Review your renters or homeowners policy with your insurance carrier to make sure you have adequate coverage. Liability: Ensure you have adequate liability coverage as well as property protection. When deciding whether to become an Airbnb host, it's important for you to understand hoed the laws work in your city. Some cities have laws that restrict your ability to host paying guests for short periods. These laws are often part of a city's zoning or administrative codes. In many cities, you must register, get a permit, or obtain a license before you list your property or accept guests. Certain Hypes of short-term bookings may be prohibited altogether. Local governments vary greatly in how they enforce these laws. Penalties may include tines or other enforcement. 151 To: the CPCY OF PETALUMA MAYOR, CITY COUNC,II, MEMBERS, AND SENIOR PLANNER re: short term rentals September, 2013 My name is Deborah Hosler and I have lived for 35 years in Petaluma -13 years on B Sheet. I attended the City Council meeting on Sept 23 to hear the discussion regarding short term rentals. I appreciated your discerning questions and your decision to look at the whole picture of short term rentals. I am writing this letter to express not only my experiences as a "host" but to urge the Council to move slowly and thoughtfully as this is not just a revenue issue but a reflection and ho community. COTTAGE IIIS While I am not a a legal, fully fury vacationers inste regulations and c/E) year for adequat( friends and also '1� available to gues during visits. M) one week or mor had 12 guests vi: 7(")'7 `] '- Iv --3 similar vacation rentals. I have that I chose to rent to short term after checking out city rules/ :osting me over $2000 more a able to invite my family and mtly, the Cottage is only I am always on the property lost of my guests (two max) stay ;en almost fully booked I have not "one-nighters" , *******To follow are brief conmlents to provide a more rounded overview********** CITY OF PETALUMA BENEFITS: Guests experience Petaluma and Sonoma County from a "home away arom home" residence ® .Estimated daily expenditures for food, restaurants, and shopping -$100 . My guests love Sugo, Luma, Central Market, Casino Paradisio, Lagunitas, the Tea Room and Water Street Bistro • Hospitality gift for each guest is a fresh loaf of Della Fattoria bread and a selection from Petaluma Tea and Coffee • Pertinent information and maps from the Petaluma Visitors Center provide a comprehensive picture about our town happenings COTTAGE GUESTS ® Colorado teacher's 94 year old mother is in a .B Street skilled nursing facility. Cottage proximity allowed my guest to walk to the facility and my 152 wheel chair accessible Cottage allowed her mother to visit. Lockheed engineer and wife are looking to retire in Petaluma- they are coming back in October — they love Petaluma. Idaho couple stayed while husband recuperated from experimental Parkinson disease surgery at UCSF -we have kept in touch and be is doing really well. Mom and ,Dad visiting their families to celebrate weddings, new babies, etc. Santa Rosa couple going through a major home remodel New Mexico grandmother staying for a month to be close to grandchildren (parents are local Dr.$) OBSERVATIONS nth the offer of a comfortable home coupled with a. gracious welcome, the Host receives many gifts in return. Beside heartfelt thanks I have been included in guests' barbecued oyster dinner, visits over cups of coffee, etc. What a lovely way to connect. I have grown to love Petaluma even more and proudly offer praises as to how it has grown and all the events that now occur. Hopefully when my guests leave they want to return and explore even more- positive PR for Petaluma. SUGGESTED FUTURE, CONSIDERATIONS Appropriate home insurance awareness is a consideration for "hosts" as most regular home insurance will NOT cover vacation rentals and this is not overtly discussed by any of the vacation rental sites. Appropriate consideration of fees/licenses/regulations/ete for the varied types of "vacation" homes: one bedroom -small cottage -5 bedroom estate. Continuing public input with adequate notification. Sufficient advance notification of new taxes. Many reservations are made 6-8 months in advance and this information must be included in the reservations process. Thank you for your time and consideration and please keep me apprised of new meetings. Deborah Hosler 707-486-4193 de'ohosler-a,n?sn.co.n cc: immediate neighbors 153