Last week, the Riverside County (RC) Planning Department released for public comment a revised draft of major changes to Ordinance 927, “Regulating Short Term Rentals” (STR). The current ordinance is five pages long. The revised draft is 17 pages, more than three times the length of the existing ordinance.

Among the major changes to current policy are a stronger emphasis on the requirement to obtain an STR certificate from the county. Rental owners also must install a noise meter, and limit the number of visitors staying overnight at an STR.

The revised ordinance is tentatively scheduled to be presented to the Planning Commission the morning of April 20. Prior to that date, comments may be sent via email to the Planning Department at Planning@RivCo or to the Riverside County Planning Department, Attn: Short-Term Rentals Draft Ordinance, 4080 Lemon St., 12th Floor, Riverside, CA 92501.

In its release note, the county stated, “This version of the Draft Ordinance represents an effort to create an equitable and more easily implementable short-term rentals program and to provide regulations and establish standards in the unincorporated areas of the County of Riverside.”

The proposed revisions reach into the STR business itself. For example, it defines the “hosting platform” as the means to collect or receive a fee for an STR. This would include direct cash or checks, as well as internet payments. The draft also defines a “booking transaction” as a reservation or payment for an STR.

Implicit in the concept of how the industry will be monitored is the acknowledgement of the contract with Deckard Technologies of San Diego to monitor the STR business within Riverside County. The board approved this contract at its Feb. 1 meeting.

Besides individuals such as the STR owner and their representatives, the draft also defines a “responsible guest” as the person who made the booking transaction and, therefore, is “legally responsible for ensuring that all Guests of [STR] comply with applicable laws, rules and regulations pertaining to the use and occupancy of the STR.”

Another new addition is the definition of “noise monitors” and the requirement that every STR must install one before offering the facility for rent.

Besides stating compliance with Noise Ordinance 847, the draft also states compliance with Ordinance 924 — loud and unruly parties — must be observed. This was a specific recommendation in the June 2021 Grand Jury Report on STRs.

The draft also states that the STR certificate must be obtained before renting or even advertising the STR for rent. If someone advertises or rents an STR without an STR certificate, the ordinance clearly states that as illegal.

Once a certificate is received, within 10 days, the STR operator must provide a written notice to all property owners within 300 feet of the STR location.

The draft also requires an inspection of the STR facility before issuing a certificate. This is intended to ensure the STR fully complies with health and safety, building, and fire codes and regulations. The county may subsequently inspect at any time, so the initial inspection is not a “one and done” situation.

Another change relates to the use of STRs. They may not automatically be used for temporary events. To use an STR for a temporary event as defined in Ordinance 348, the STR responsible operator must obtain an actual temporary event permit, pursuant to the conditions in Ordinance 348.

The Planning Commission has recently reviewed a change in the late-night hours for larger temporary events. For tiers I, II and III, which range from less than (((APPEND)))50 attendees to 300, it is mandatory to be closed between 2 a.m. and 7 a.m. For the larger events, tiers IV, V, and VI (sizes from 301 to greater than 1,000 per day), the mandatory closing hours are 4 a.m. to 7 a.m.

It also states that the county will work with hosting platforms to ensure that sites within unincorporated areas have received a certificate before the platform lists a site as available for renting.

This is an example of work defined in the Deckard contract. The contractor is to monitor renting hosting sites for locations in unincorporated areas and verify those addresses have been issued an STR certificate.

An STR can be rented for as long as 30 days and the minimum is three consecutive days and two nights. Portions of calendars are counted toward the length of occupancy. The existing minimum is two days and one night.

Capacity limitations for STRs also are specified in the draft. The maximum number of overnight occupants will be limited to the smaller of “two persons per every one off-street parking space provided on-site; or two persons per bedroom, plus one additional person per unit.” If the Health and Safety Code sets a different limit, that will take precedence.

A sign, limited to 2 square feet, must be posted on the site and visible from the street. It should have the name and telephone number of the person responsible for answering any complaints. The maximum number of occupants also is required on the sign.

Emergency numbers for the RC Sheriff’s Department, local emergency medical services and Code Enforcement’s 24-hour number are to be visible.

The ordinance also includes language stating the director of Code Enforcement may establish other administrative procedures in order to enforce the ordinance.

Draft Ordinance 927 is available o at the county site at file:///C:/Users/Owner/AppData/Local/Temp/2022-02-28_DRAFT_STR_Ordinance-1.pdf.