Editor’s note: Riverside County’s Planning Department has proposed major changes to Ordinance 927, “Regulating Short Term Rentals” (STRs). The draft is available for public comment.

The March 10 edition of the Town Crier describes the significant differences between the current ordinance and the revised draft. The March 17 issue has a story discussing the draft ordinance from the perspective of local residents who see the need for more control of STRs, particularly on the Hill.

The existing ordinance was approved six years ago when STRs were raising hackles mostly in the county’s cities. However, the attraction of Idyllwild, a mountain, forest, quiet, and, perhaps, quaint, continued to draw weekend visitation.

When the “work from home” trend became popular after the COVID pandemic trapped people at home, the number of STRs continued to increase faster on the Hill. With this expansion of opportunities, visitor comportment began to degrade, and occasionally disturb and disrupt longtime residents.

The issue of greater regulation of STRs was on the Riverside County Board of Supervisors’ agenda two years ago. And just last June, the county’s grand jury issued a report on the ineffectiveness of the current Ordinance 927.

A controversial town meeting about STRs, attracting more than 100 people on both sides of the issue, was held in November.

The county has released a second revision to Ordinance 927, which has incorporated many major changes, but not all the recommendations. This draft is scheduled to be addressed at the April 20 Planning Commission meeting.

While Vacation Rental Owners and Neighbors of Riverside County (VRON) says its representatives “meets directly with executives in the Riverside County Planning Department to discuss Short Term Rental ordinances,” local STR owners feel they are unheard at the county level.

Idyllwild’s STR owners recognize the problems that unruly and inconsiderate visitors can unload on a neighborhood. Many have dealt with renters before STR became an acronym.

And they emphatically agree that improved enforcement is critical to resolving the problems; however, to some extent, they feel ostracized, almost, like pariahs in their town.

“STR owners, in general, are not opposed to more or new regulations, but we feel left out of the conversation to the detriment of everyone,” said Jon Brown, a longtime resident and STR owner.

Another local STR owner, Melanie Bomar, separately expressed a similar sentiment. “I am saddened by the increased division in the community about STRs. Although, I think many have no idea that is going on … No one wants divisions. I dislike the push against STRs and their owners. It is frankly strange.”

They stressed that STR owners do care about renters’ behavior. They don’t want their houses or cabins, which are investments, damaged.

Ronn Kilby described how most STR owners treat the community and deal with renters. “We do everything by the book (and better), play by the rules, pay our taxes, and make sure our neighbors are in no way inconvenienced,” he wrote in an email. “In [two] years we have had one… noise complaint. The guests were immediately told to pack up and leave. End of problem.”

He is not the only one to describe this reaction to a complaint.

The solution to the problem disorderly visitors cause has a common answer.

“Both sides agree it doesn’t effectively address competent enforcement,” Brown stated. “The county needs to step in and enforce the regulations…. We realize that code compliance is very important.”

“The ordinance doesn’t have teeth,” or “it’s a convoluted legal process” were the opinions of several residents concerned about the nuisances STRs created. Everyone wants the county to have an active role in limiting the problems and providing satisfactory resolutions.

Brown was pleased that the board of supervisors approved more funding for more Code Enforcement officers.

“It makes sense for one or two to be assigned to Idyllwild,” he opined.

Many of those concerned about the Hill’s STR growth urge the county to place a numerical limit, similar to what some cities have done. After the number of STR certificates reaches this limit, the county will not issue any new certificates, unless an existing STR returns its certificate.

But Brown and Bomar made several counter arguments. First, vacation rentals have always been an attraction to Idyllwild for residents in the desert and western valleys.

Today, renting a cabin has a special appeal that complements its location — mountains, forest, blue sky and a rustic, sometime romantic, setting. This was its initial attraction. What’s different is that more people, especially the millennials want to have this opportunity.

“The vast majority of visitors want to stay in cabins,” Brown believes. “The people who visit Idyllwild want cute cabins in the woods.” While some visitors prefer the comfort and service of an inn or lodge, the demand and growth of these facilities has not matched the growth of vacation visitors, he opined.

Secondly, the Southern California housing market has encouraged homeowners to meet the demand for STRs.

Brown argued that the increase in work-at-home opportunities began before COVID-19, which merely accelerated the trend. Young people forming families have a difficult time finding affordable housing in Los Angeles, Orange and San Diego counties. But they can find family housing here.

However, the ability to offer STRs helps many pay their mortgage and enjoy life on the Hill better. They stress that they are not corporations with headquarters on the East Coast. And most do not own multiple facilities. They use their STRs themselves, too. They are members of the community.

“Many of us only rent our places as STRs when we’re not in town as a way to pay for them,” wrote Scott Bomar in his email. “We’re just regular, hard-working people who love Idyllwild; we’re not absentee landlords who care about nothing but an investment.”

“My husband and I are STR owners and we use the place ourselves one week per month,” Melanie wrote. “We rent it out the other times. We love Idyllwild and have never had any noise or other violations/complaints.”

Kilby said, “We bought it with the intent of using it primarily for our family, and renting it out when we were not there, to supplement the expense. In two years, we have done major renovations that put more than $50,000 into the community [for] electricians, carpenters, plumbers, contractors, etc.

“As a short-term rental, we pay local people for housekeeping, spa maintenance, snow removal, brush abatement, firewood, repairs, etc.,” he added.

While owners do see the county’s number of STR certificates growing, they believe that is not driven by a huge growth in new available rentals. Actually, Brown argues, “It’s good that the number of permits is increasing. It suggests greater compliance with the county rules.”

Among STR owners he knows on the Hill and ones who have used the Idyllwild STR Facebook page for help, Brown said, “I very rarely am asked, ‘How do I get a permit?’ These are usually someone new to the Hill.”

While STR owners agree with the need for an ordinance and more effective enforcement, they, nevertheless, feel the ordinance seems to focus on issues only to make owning an STR more difficult if not impractical.

Parking and noise are common and legitimate complaints, but their enforcement should be no different for residential structures than for STRs, Brown argued. As an example of how he feels the ordinance is misdirected, he points to section 8(y) of the draft. Here it is spells out how snow removal should be handled at an STR. Doesn’t every Idyllwild house have the same snow removal issues, he questioned.

In a brief and incomplete analysis of the Riverside County Sheriff’s Department responses to Hill noise complaints, Brown thought nearly 80% were from residences, not STRs with certificates.

“Of the permitted units, only three had multiple noise complaints in a two-year period,” he stated.

“Noise problems are addressed by the few problem houses, which should already happen under current ordinance,” Melanie contended.

But many on both sides feel the county is avoiding its enforcement obligation. Brown explained, “While owners/agents should remain the first point of contact, I think the county needs to step in sooner in the dispute process. Right now, the county avoids getting involved at all. They think ‘big threats’ will magically make everyone comply.”