Vacation Rental Ban
On December 15, 2009 the Napa County Board of Supervisors passed an ordinance that after June 15, 2010, will make it a crime to advertise a short term rental, to accept a deposit on a short term rental, to negotiate a short term rental, or to actually rent a dwelling unit for less than 30 days in any residential or agricultural zone in the unincorporated area of the county. Fines for violations will be $2500 per occurrence plus $1,000 per day for as long as the violation occurs. If a property owner is guilty of several of those “crimes”, he could be subject to tens of thousands of dollars in fines.
NVLSA opposed this ordinance because although there are good reasons to regulate vacation rentals, there is no good reason to ban them. Aside from the obvious attack on property rights, the ban will destroy a thriving vacation rental industry. Vacation rentals have become an integrated part of our economy, providing millions of dollars in rental income and bringing visitors who spend millions more at our wineries, restaurants, shops, etc. It is estimated that vacation rentals currently contribute over $40 million annually to our local economy.
All this economic activity supports local businesses and their employees. Driving away that business by enforcing a ban on vacation rentals would deliver a serious blow to our economy when we can least afford it, causing loss of jobs at a time when unemployment is already at an all time high. George Bachich’s Letter to the Board of Supervisors.
In light of all the public opposition expressed at the Board of Supervisors meeting, the Board enacted this ordinance with a six month delay to give the vacation rental industry time to make its case. The Board directed Planning staff to hold stakeholders meetings to gather input from all sides, and to come back to the Board by March 15 with a recommendation to either proceed with the ban or to alter it in some way to allow some vacation rentals. As it stands now, three Supervisors must vote to change the ordinance, or the enforceable ban will take effect on June 15.
Vacation rental proponents have organized under the banner of Napa Valley Vacation Rental Alliance (NVVRA), A Coalition of Napa County Stakeholders, which is broad-based and includes residential property owners; winery, restaurant, and other business owners; their colleagues; and citizens of the community. NVVRA has prepared some of the documents below to help make their case and educate.
Go to NVVRA Support Form to show your support for Vacation Rentals.
The first stakeholders meeting was held on January 27, at the Napa City-County Library, and was well attended. The second meeting was held onFebruary 24, 2010, at the Napa County Board of Education meeting room. A hearing for the Vacation Rental Ordinance with the Board of Supervisors was held on March 23, 2010. Planning Director Hillary Gitelman was directed to review the documents submitted to the supervisors by NVVRA. In light of all the public opposition expressed at the Board of Supervisors meeting, the Board enacted this ordinance with a six month delay to give the vacation rental industry time to make its case. The Board directed Planning staff to hold stakeholders meetings to gather input from all sides, and to come back to the Board by March 23 with a recommendation to either proceed with the ban or to alter it in some way to allow some vacation rentals.
On April 27 the Board directed staff again to do further study. The next scheduled meeting is Tuesday June 29 at 10am, staff will have a written report. If you wish to provide input to the Board, please do so in writing in advance of the meeting by sending a letter and email to Hillary Gitelman [Hillary.gitelman@countyofnapa.org]. There will also be an opportunity for brief oral comments at the meeting. As it stands now, three Supervisors must vote to change the ordinance, or the enforceable ban will take effect on December 1, 2010.
Current Letters / Opinions
1] George Bachich Opinion in Napa Valley Register
2] Lucy White Letter to Board of Supervisors
A more thorough discussion of this issue is contained in the following documents:
1] George Bachich’s Letter to the Board of Supervisors
2] George Bachich Letter February 23, 2010
3] NVVRA Overview and Highlights
4] Why Codifyng Vacation Rentals Now is Good Public Policy
7] Napa Case for Regulating Rentals
8] Napa Vacation Rental Guest Survey Feedback
9] Outreach Form / Express Your Support
10] Linda Fischer Letter to Hillary, February 23, 2010
12] Mendocino / Zoning / Use Classifications
13] If Ban What Will Owner Do?
Vacation Rentals Supportive Documents:
1] Sonoma County Vacation Rentals and Ordinance Guide
2] City of Napa Vacation Rental Permit Ordinance
3] El Dorado County / Lake Tahoe VHR Application
4] El Dorado County / Lake Tahoe VHR Ordinance
5] Douglas County / Tahoe VHR Ordinance
6] Mendocino / Zoning / Use Classifications
7] Mendocinto / Zoning / Visitor Accommodation Use Types
8] Palm Springs Vacation Rental Ordinance
10] Napa Visitor Profile and Economic Impact