(A) Hosted homeshares and vacation home rentals are permitted in the following city residential zones:
(1) Rural Residential (RR);
(2) Low Density Residential (LDR);
(3) Medium Density Residential (MDR);
(4) High Density Residential (HDR);
(5) Any Planned Development (PD).
(B) Hosted homeshares and vacation home rentals are not permitted in the following city zones:
(1) Commercial (C);
(2) Commercial/Residential (CR);
(3) Manufactured/Mobile Home Park Residential (MHR);
(4) Downtown Zone (D);
(5) Resort Commercial (RC).
(C) A TRT license issued under the City Code of Cascade Locks, Chapter 112, is required.
(1) Persons operating a hosted homeshare or vacation home rental shall obtain a transient room tax license. Each owner shall maintain a registration book which identifies the occupants of the rental unit during the duration of stay and home address of the occupants. Such records shall be available to the city (or the city's designee) during an audit of the hosted homeshare or vacation home rental in order to verify or validate the transient room tax collected and paid to the city.
(2) The payment of transient room taxes to both the state and the city are the responsibility of the property owner. Payments are due on the fifteenth of the month following the previous quarter (April 15, July 15, October 15 and January 15).
(3) Proof of residential home-owner insurance that specifically includes short term rental coverage for the subject property is required.
(D) Use restrictions - all zones.
(1) To prevent a change in the nature of the immediate neighborhood, no hosted homeshare or vacation home rental may be located within 250 feet of any other hosted homeshare or vacation home rental. For purposes of this section, all distances shall be measured in lineal feet from the nearest property line to the nearest property line of the properties subject to this subchapter.
(2) The room(s) for transient rental shall not include rooms within a recreational vehicle, travel trailer, or tent or other temporary shelter.
(3) Renters are not permitted to operate short-term rentals.
(4) Management companies and other business real estate entities are not permitted to operate short-term rentals in residential zones.
(5) The maximum occupancy for the dwelling shall be two persons per bedroom plus two additional persons. For example, a two-bedroom dwelling would have a maximum occupancy of six persons.
(6) One hard surfaced off-street parking space shall be provided for every two bedrooms. In calculating the number of spaces required, the total shall be rounded up. Parking areas shall not be located in the front yard. If the garage is to be utilized to meet the parking requirement, a photo of the interior of the garage shall be submitted to show the garage is available for parking. required parking may be permitted on another lot within 250 feet of the subject property with a shared parking agreement and proof of legal parking access.
(7) The number of days the unit is rented per quarter shall be reported on the TRT quarterly report.
(8) An emergency contact number shall be provided to the vacation rental occupier, to each of the surrounding property owners/residents and to the city. The emergency contact shall respond to the hosted homeshare or vacation home rental property within 30 minutes to address any emergency or complaint issue. Private home owners are permitted to utilize the services of a management company to assist in the operation of the hosted homeshare or vacation home rental.
(9) Only 5% of the total residential units in the city may be permitted as transient rentals at any one time. The number of residential water accounts will provide the base for the calculation. For example, if the city has 500 residential water accounts, only 25 (5% of 500) transient room tax licenses will be issued for residential transient rental uses.
(10) No more than three transient room tax licenses may be issued to any one owner.
(11) Listing an unpermitted unit online is a violation of this subchapter.
(12) Each rental unit property must have a valid street address.
(13) An accessory residential unit (ARU) may not be used as a hosted homeshare or vacation home rental. Unless the ARU is owner occupied, the owner shall provide proof that the ARU is rented for longer than 30 days or occupied by a hold-over tenant following completion of a 12-month lease. A 12-month lease is not required if the owner rents the ARU to an immediate relative.
(14) Smoke detectors, carbon monoxide detectors, and fire extinguishers in the rental space are strongly encouraged.
(15) No short term rental may engage in commercial-style food preparation or operation.
(E) Failure to comply is subject to normal city code violation fine of up to $500 per day for each day the violation exists. Any hosted homeshare or vacation home rental including those advertised through internet rental accounts or services are subject to this subchapter. Internet rental accounts or services include, but are not limited to, providers such as "AirBnB," "Vacasa," and "Craigslist." Copies of online advertisements for properties located inside the city limits are presumed to constitute the operation of a homeshare or vacation home rental property.
(Ord. 448, passed 6-25-2018)