(A) This chapter is enacted under the home rule power of the Town of Palm Shores in the interest of the health, peace, safety and general welfare. This chapter may be referred to as the "Town of Palm Shores Vacation Rental Code."
(B) Florida Statutes § 509.013 provides a distinction between "transient public lodging establishments" which are rented, or advertised or held out for rental to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, whichever is less; and "nontransient public lodging establishments" which are rented, or advertised or held out for rental to guests for periods of at least 30 days or one calendar month, whichever is less.
(C) Florida Statutes § 509.242(1)(c) further provides for a subset of transient public lodging establishments, called "vacation rental" which is any unit or group of units in a condominium or cooperative or any individually or collectively owned single-family, two-family, three-family or four- family house or dwelling unit that is also a transient public lodging establishment, but that is not a timeshare project.
(D) It is the intent of this chapter to regulate vacation rentals as defined by Florida Statutes, which are located in residential zoning districts of the Town of Palm Shores, which collectively are referred to herein as "vacation rentals."
(E) In 2011, the Florida Legislature passed House Bill 883, (Section 2011-119, Laws of Florida), amending F.S. § 509.032(b) to provide that "[a] local law, ordinance, or regulation may not restrict the use of vacation rentals, prohibit vacation rentals, or regulate vacation rentals based solely on their classification, use or occupancy. This paragraph does not apply to any local law, ordinance, or regulation adopted on or before June 1, 2011."
(F) In 2014, the Florida Legislature passed Senate Bill 356 (Section 2014-71, Laws of Florida), amending that same statute to read "[a] local law, ordinance, or regulation may not prohibit vacation rentals, or regulate the duration of frequency of rental of vacation rentals. This paragraph does not apply to any local law, ordinance, or regulation adopted on or before June 1, 2011."
(G) (1) The official statement of legislative intent of Senate Bill 356 as reflected in the House of Representatives' Final Bill Analysis, dated June 19, 2014, states that the "Effect of the Bill" is as follows:
"The bill permits local governments to create regulation that distinguishes vacation rentals from other residential property. In the past, local government regulations have included noise, parking, registration, and signage requirements for vacation rentals.
The bill does not allow local governments to create regulations that would prohibit vacation rentals or restrict the duration or frequency of vacation rentals. These types of regulation remain preempted to the state.
The grandfather provision in existing law exempting any local law, ordinance, or regulation adopted on or before June 1, 2011, is maintained. Any local law, ordinance, or regulation passed before that date that prohibits or restricts vacation rentals based on the duration or frequency may continue to be enforced."
(2) This ode does not prohibit vacation rentals, or the duration or frequency of vacation rentals, nor is it the intention of the Town of Palm Shores to do so, but rather this chapter is intended to address life safety and compatibility concerns in the interests of the health, peace, safety, and general welfare.
(Ord. 2019-07, passed 11-19-2019)