The following are minimal requirements for STR operation. These are in addition to any other applicable requirements of this Chapter, other applicable provisions of the County Code, or other law.
(a) Prohibited Uses of Property. A STR shall not be used for any occupancy other than the purposes described in this Chapter. A STR shall not be used for any commercial activity, which includes but is not limited to weddings, receptions, corporate retreats, business meetings or conferences, filming, photography shoots, parties, or any similar activities, unless regulated under an applicable approved County-issued permit.
(b) Record Keeping. The property owner or property manager shall maintain records sufficient to prove compliance with this Chapter and other applicable laws. These records shall be maintained so that they can be readily provided to the County and provided in such a manner that establishes that the property owner or property manager is routinely maintaining such records.
(c) Registration. The STR owner shall administer registration prior to allowing occupancy of the STR. The registration shall include review of the STR regulations with at least one adult renter. At the time of such registration, the renter shall be provided a complete written or digital copy of the requirements of the STR permit and applicable regulations, as well as disclosure of the penalties associated with violations. The registration material shall advise the renter of the occupancy and vehicle/parking limitations, responsibility to avoid nuisance behavior, and prohibition of commercial activity as described in Subsection (a) above. The registration material shall include an acknowledgement to be signed by the renter and retained in the STR owner's records. Registration materials shall be preserved for the term of the STR permit, and shall be provided to the County, when requested, to confirm compliance with STR permit conditions of operation and regulations set forth in this Chapter. If the owner fails to provide adequate directions to the dwelling unit or fails to confirm acknowledgement and understanding of the STR regulations, the conditions of operation of the STR permit may be amended by the County to require in-person registration.
(d) Advertising.
(1) Advertising that promotes a STR for a use that is not permitted is prohibited.
(2) All advertising, including real estate magazines, fliers, newspapers, television or radio commercials, internet pages, or web-based ads or rental platforms that promote the use of a STR prior to approval of an STR permit or while the STR permit is suspended or revoked, shall be prohibited to the extent provided by law. All advertisements featuring a permitted STR shall specify the maximum permitted number of occupants, and vehicles permitted on the STR property.
(e) Posted Notices within Unit. The County-issued STR permit shall be posted inside the unit on or adjacent to the front door, along with an exit/emergency evacuation map. In addition, each STR shall have a clearly visible and legible notice posted in a prominent location within the unit, containing the following information:
(1) The address of the STR.
(2) The name of the managing agency, agent, property manager, or owner of the unit, and a telephone number at which that party may be immediately reached on a 24-hour basis.
(3) The maximum number of occupants permitted to stay overnight in the unit.
(4) The maximum number of vehicles allowed to be parked on the property.
(5) The contact person or agency, and phone number for snow removal.
(6) Instructions for disposal of trash in accordance with the requirements of this Chapter.
(7) Notification that failure to comply with the requirements of this Chapter, including parking and occupancy standards, as well as public and private nuisance standards, is a violation of the County Code, and that such violation may result in enforcement actions to address the violation. Enforcement may include criminal, civil, or administrative actions, or the calling of law enforcement for the removal of guests and their vehicles from the property to the extent authorized by law. The notification shall state in a prominent format that users of the dwelling unit are prohibited from disturbing the peace of the surrounding neighborhood and that doing so is a violation of this Chapter and the rental agreement.
(8) Location of utility service connections, including how to access service connections and instructions and any tools necessary to disconnect the STR from utility services in the event of an emergency.
(9) Phone numbers of local emergency medical and law enforcement services.
(10) Property boundary map for the purpose of deterring trespassing on other privately owned properties and identification of the approved parking area(s).
(f) Good Neighbor Information. In addition to the required posted notices, the STR owner shall provide a brochure or document intended to remind renters that the STR is located in a neighborhood. The information should promote respect for residents of the neighborhood, including their rights to expect peace, quiet, privacy and security.
(g) Call Response.
(1) The STR owner or agent shall be personally available by telephone on a 24-hour basis and maintain the ability to make contact by phone within 30 minutes and be physically present at the property within one hour in order to respond to and remedy complaints regarding the condition or operation of the dwelling unit or the behavior of persons on the property in violation of this Chapter or other law.
(2) On a 24-hour basis, within one hour of receiving a report of a complaint, the STR owner must confirm whether or not the complaint is valid. If the complaint is valid, the STR owner shall immediately take corrective action within the lawful authority of the STR owner to resolve the violation, or stop the nuisance behavior that disturbs the peace for the entire duration of the occupancy of the person causing or allowing such violation or nuisance behavior. Corrective action may require immediate eviction of STR renters and contacting law enforcement, if necessary, for the removal of renters, guests and their vehicles from the property to the extent authorized by law.
(3) Calls or complaints about physical conditions or circumstances that constitute an immediate threat to the public health and safety shall obligate the STR owner to immediately contact the appropriate law enforcement, fire, or other authority.
(4) Each STR owner shall keep a written record of the times and type of complaints received, what response was undertaken by the STR owner, and when such complaints were resolved. This written record shall be made available to the County upon request, and shall be retained by the owner for the term of the STR permit.
(h) Responsibilities of STR Owner to Prevent Nuisance Behavior and Maintain Neighborhood Peace and Quiet. The STR owner shall take all lawful action necessary to ensure that renters and occupants abide by the terms of this Chapter and other applicable provisions of the County Code and law. The STR owner must inform renters and occupants that they are not to violate any noise standards, parking standards, or otherwise create a public or private nuisance.
(i) Loud and Disturbing Noise.
(1) It is unlawful for any owner, renter, occupant, or guest located at a STR to make or allow to be made, any loud, excessive, or intrusive noise that disturbs the peace or that causes discomfort or annoyance to any reasonable person of normal sensitivities in the area. Such noises may include, but are not limited to, shouting, loud laughter, whistling, singing, playing a musical instrument, playing loud music or noise from sound making or sound amplifying devices, and barking dogs.
(2) The standard for enforcement of this Section is the "reasonable person" standard. The inquiry is whether the noise would disturb the peace or cause discomfort or annoyance to a reasonable person under similar circumstances.
(3) Factors that may be considered in determining whether a violation of this Section has been committed include, but are not limited to, the following:
(A) The level of noise;
(B) The level and intensity of ambient noise, if any;
(C) The proximity of the noise to the reporting party;
(D) The time of day or night the noise occurs;
(E) The duration of the noise;
(F) Whether the noise is constant, recurrent, or intermittent; and
(G) Whether the noise is produced by a mechanical or electronic device.
(j) Safety.
(1) Solid fuel burning outdoor fireplaces, chimineas, barbeques, and fire pits are prohibited in the Mountain Region.
(2) The interior and exterior of the STR shall be kept free of hazardous conditions at all times.
(3) Spas/hot tubs shall be covered and locked when not in use.
(k) Sanitation.
(1) Every STR shall be cleaned after each occupancy change in order to make the unit sanitary.
(2) If linens are provided for use by renters, said linens will be exchanged for clean linens after each occupancy.
(3) The exterior of the STR shall be maintained and kept fee of debris.
(4) Spas/hot tubs shall be maintained and cleaned as frequently as needed to preserve sanitary conditions.
(l) Trash. Trash shall be deposited in approved trash collection containers on the STR property. Trash containers shall be kept closed when not in use, never be permitted to overflow, and kept in a clean condition.
(1) In the Mountain Region, STR owners shall use animal-proof trash containers (unless discouraged by the County-approved refuse collection hauler) and procure trash collection service from the County-approved refuse collection hauler when said service is available. Pull-out trash service shall also be established with the County approved refuse collection hauler when said service is available. A sufficient number of trash containers based on permitted occupancy of the STR shall be procured.
(2) In the Desert Region, STR owners shall procure trash collection service and trash collection containers from the County-approved refuse collection hauler when said service is available except trash collection service and containers are optional if the STR owner resides on the STR property and removes trash promptly. A sufficient number of containers based on occupancy levels of the rental unit shall be procured.
(3) Trash shall be removed from the premises after each occupancy unless routine commercial trash collection is provided to the premises.
(m) Animals.
(1) License. No person shall have, keep, or maintain any dog on the property of a STR unless he or she is able to provide proof of a current license issued by the County or other municipal dog licensing agency.
(2) Control of Animals. No person owning or having control of any animal shall permit such animal to stray or run at large upon any unenclosed area on or off the STR property. No person may lawfully bring his or her dog off a STR property unless the dog is restrained by a leash and the person is competent to restrain the dog, or the dog is properly restrained and enclosed in a vehicle, cage, or similar enclosure.
(3) Noise. It shall be unlawful for any person owning or having control of any animal to allow the animal to create excessive noise in violation of Subsection (i) of this Section.
(Ord. 4011, passed - -2007; Am. Ord. 4331, passed - -2017; Am. Ord. 4371, passed - -2019; Am. Ord. 4400, passed - -2021; Am. Ord. 4439, passed - -2022)