HomeMy WebLinkAboutNS-3061 - Prohibiting Short-Term RentalsORDINANCE NO. NS-3061
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SANTA ANA, CALIFORNIA, 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 STIR 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,
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
Ordinance No. NS-3061
Page 1 of 4
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, 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.
(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
Ordinance No. NS-3061
Page 2 of 4
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. Severability. If any section, subsection, sentence, clause, phase, or
portion of this 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 Ordinance. The City Council hereby declares that it
would have adopted this 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 4. CEQA Determination. The City Council finds that this 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 5. Effective Date. This Ordinance shall become effective thirty (30)
days after its adoption.
SECTION 6. Publication. The City Clerk shall certify the adoption of this
Ordinance and shall cause the same to be posted as required by law.
Ordinance No. NS-3061
Page 3 of 4
ADOPTED this 16" day of April, 2024.
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
Brandon Salvatierra
Deputy City Attorney
AYES: Councilmembers Bacerra, Hernandez Lopez
Penaloza Phan Vazguez(6)
NOES: Councilmembers Amezcua (1)
ABSTAIN: Councilmembers None (0)
NOT PRESENT: Councilmembers None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached
Ordinance No. NS-3061 to be the original ordinance adopted by the City Council of the
City of Santa Ana on April 16, 2024 and that said ordinance was published in
accordance with the Charter of the City of Santa Ana.
Date: `i Iol I
eennifer L.anta A
Ordinance No. NS-3061
Page 4 of 4
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