HomeMy WebLinkAboutNS-3060 - Urgency Ordinance Regarding Short Term RentalsURGENCY ORDINANCE NO. NS-3060
AN URGENCY ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF SANTA ANA PURSUANT TO CHARTER
SECTIONS 415 AND 417 ADDING ARTICLE XXI TO
CHAPTER 8 OF THE SANTA ANA MUNICIPAL CODE
PROHIBITING SHORT-TERM RENTALS
WHEREAS, the proliferation of online vacation rental .websites such as
Airbnb.com and vrbo.com have encouraged and enabled City of Santa Ana .("City")
property owners, tenants, and occupants to rent their local, residential properties on a
short-term rental ("STR") basis to travelers or transients; and,
WHEREAS, these short-term rentals, generally numbering less than 30 days, are
often associated with excessive noise, parking problems, trash, and degradation of a
neighborhood's residential character; and,
WHEREAS, the City has received numerous complaints from residents about the
negative secondary effects of short-term rental uses in their residential neighborhoods;
and,
WHEREAS, Short-term rentals also remove housing stock that could otherwise
be available for long-term rental or for sale. Data collected from various STIR platforms
reveals that there are more than 1,100 active STR units across Santa Ana. The City's
Regional Housing Needs Allocation (RHNA) for 2021-2029 is 3,137 permanent housing
units. The 1,100 STRs represent about 35% of the City's housing needs, diverting a
significant portion of available housing away from permanent residents; and,
WHEREAS, pursuant to Santa Ana Municipal Code (SAMC) Section 41-190(a),
the Zoning Code (Chapter 41 of the SAMC) is a permissive ordinance, meaning that
those uses expressly listed in the Zoning Code are permissible, and those not listed are
prohibited.
WHEREAS, at present, the SAMC does not list STRs as an approved use in any
zoning district, making them prohibited and unauthorized under the current enforcement
practice afforded by Section 41-190(a).
WHEREAS, recent court rulings have brought into question the City's ability to
rely on the aforementioned section of the Zoning Code in specifically addressing STRs
through the Code Enforcement process.
WHEREAS, the Santa Ana Municipal Code ("SAMC") does not expressly
address short-term rentals in residential zoning districts. However, because short-term
rentals are not expressly permitted in residential zoning districts under the SAMC, such
transient uses are prohibited; and,
Urgency Ordinance No. NS-3060
Page 1 of 5
WHEREAS, the City Council desires to amend the SAMC to expressly prohibit
short-term rentals within the City, to reaffirm existing law, and to preserve the residential
character of City neighborhoods and stem the negative, secondary effects caused by
those uses; and,
WHEREAS, in response to recent legal developments, this urgency ordinance
seeks to amend the Santa Ana Municipal Code (SAMC) to prohibit short-term rentals in
alignment with the SAMC's current practice and expectation, as well as compliance with
recent court decisions; and,
WHEREAS, there currently exists over 100 confirmed active cases of STRs that
have ongoing enforcement notices and violations;
WHEREAS, pursuant to Santa Ana City Charter sections 415 and 417, based on
the above findings, this Ordinance is declared by the City Council to be necessary as
an emergency measure to protect and preserve the health, safety and welfare of the
residents of the City of Santa Ana and will become effective immediately if passed by
the affirmative votes of at least two-thirds (213) of the members of the City Council. The
City Council hereby finds that there is an urgent need to adopt these regulations in
order to address the current and immediate threats set forth above.
WHEREAS, the City Council has determined that it is necessary for preserving
the public peace, health, safety, and welfare to expressly prohibit short-term rentals
within the City and to declare such uses as a public nuisance punishable under the
SAMC.
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
SECTION 1. Recitals. The recitals above are true, correct and each
incorporated herein by reference and adopted as findings by the Santa Ana City
Council ("City Council")
SECTION 2. Addition. Article XXI (Sections 8-3400 — 8-3402) is hereby
added to Chapter 8 of the SAMC to read as follows:
ARTICLE XXI. — SHORT-TERM RENTALS
Sec. 8-3400. — Definitions.
The definitions set forth in this Section shall govern the application and interpretation of
this Article:
(a) Home -sharing rental means the rental of a dwelling unit, or portion thereof, to a
person or group of persons, for compensation whether monetary or otherwise, for
lodging or sleeping purposes for a period of less than thirty (30) consecutive calendar
days while at least one of the dwelling unit's owners lives on -site, in the dwelling unit,
throughout the visitors' stay.
Urgency Ordinance No. NS-3060
Page 2 of 5
(b) Short-term or vacation rental means the rental to a person or group of persons of
a dwelling unit, or portion thereof, for compensation whether monetary or otherwise, for
lodging or sleeping purposes for a period of less than thirty (30) consecutive calendar
days without concurrently being occupied by the property owner.
Sec. 8-3401. -Prohibited.
It shall be unlawful for any person or entity to: offer or make available for rent (via
advertisement on a short-term or vacation rental website or otherwise) or to rent (by
way of a rental agreement, lease, sublease, license, via a short-term or vacation rental
website, or any other means, whether oral or written) for compensation or consideration
a home -sharing rental, short-term or vacation rental for less than 30 days, pursuant to a
rental agreement, lease, sublease, license, via a short-term or vacation rental website,
or any other means, whether oral or written, for compensation or consideration, or
maintain any advertisement of a home -sharing rental, short-term or vacation rental for
less than 30 consecutive days.
Sec. 8-3402. -Violation; nuisance.
Any violation of this Article is unlawful, is hereby declared a public nuisance, and
constitutes a misdemeanor punishable as set forth in Chapter 1 of the SAMC section 1-
8. At the discretion of the City Attorney, a violation of this Article may be prosecuted as
an infraction or misdemeanor. In any civil action brought pursuant to this Article, a court
of competent jurisdiction may award reasonable attorney's fees and costs to the
prevailing party. Pursuant to Municipal Code Section 1-21, the City may issue an
administrative citation for any violation of this Article. Such administrative remedy may
be exercised in place of, or in addition to, any administrative, criminal, civil, or equitable
remedy allowed by law.
SECTION 3. Urgency Findings. In accordance with Santa Ana City Charter
Sections 415 and 417 and necessary as an emergency measure for preserving the
public peace, health, safety, and welfare, the City Council finds as follows:
A. The rise of short-term rentals within the City has become a public nuisance
that has caused numerous complaints from residents about the negative secondary
effects such as excessive noise, parking problems, trash, and degradation of residential
zoning districts. The City Council, therefore, adopts this Urgency Ordinance to become
effective immediately upon adoption pursuant to Santa Ana City Charter section 417
and to remain in effect until rescinded to prohibit short-term rentals within the City and
provide City enforcement officials with a means to enforce the newly enacted Article.
B. The City wishes to have these new regulations immediately in place to
preserve the residential characteristics of residential zoning districts and to mitigate the
harm to the residential zoning districts that result from short-term rentals.
Urgency Ordinance No. NS-3060
Page 3 of 5
C. The City Council further finds that this Urgency Ordinance is necessary as
an emergency measure for preserving the public peace, health, safety and welfare by
prohibiting short-term rentals within the City.
D. Finally, the City Council finds that the regulations contained in this Urgency
Ordinance are reasonable in order to preserve the public health, safety and welfare of
its residents.
SECTION 4. Severability. If any section, subsection, sentence, clause, phase,
or portion of this Urgency Ordinance is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such decision
shall not affect the validity of the remaining portions of this Urgency Ordinance. The
City Council hereby declares that it would have adopted this Urgency Ordinance, and
each section, subsection, subdivision, sentence, clause, phrase or portion thereof,
irrespective of the fact that any one or more sections, subsections, subdivisions,
sentences, clauses, phrases or portions might subsequently be declared invalid or
unconstitutional.
SECTION 5. CEQA Determination. The City Council finds that this Urgency
Ordinance is not subject to the requirements of the California Environmental Quality
Act, pursuant to (Guidelines) Section 15060(c)(2) because the activity will not result in a
direct or reasonably foreseeable indirect physical change in the environment and
15060(c)(3) because the activity is not a project as defined in Section 15378 of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential for resulting in physical change to the environment, directly or indirectly and
so is not a project.
SECTION 6. Effective Date. Pursuant to Charter Section 417(d), this Urgency
Ordinance is introduced, passed and adopted at one and the same meeting and is
thereafter immediately effective. The City Council finds that this Urgency Ordinance is
necessary as an emergency measure for preserving the public peace, health, safety,
and welfare. The reasons for the emergency are set forth in Section 3, A-D, inclusive of
this Urgency Ordinance.
SECTION 7. Publication. The City Clerk shall certify the adoption of this
Urgency Ordinance and shall cause the same to be posted as required by law.
ADOPTED this 2"d day of April, 2024.
Urgency Ordinance No. NS-3060
Page 4 of 5
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
G�
Bran alvati
Depruty City Attorney
AYES: Councilmembers Amezcua, Bacerra, Hernandez, Lopez,
Penaloza, Phan, Vazquez (7)
NOES: Councilmembers None (0
ABSTAIN: Councilmembers None (0)
NOT PRESENT: Councilmembers None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
1, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Ordinance No.
NS-3060 to be the original ordinance adopted by the City Council of the City of Santa
Ana on April 2, 2024.
Date: L1
Urgency Ordinance No. NS-3060
Page 5 of 5
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