2020 12 03 STVRP AD-HOC1
SHORT-TERM VACATION RENTAL PROGRAM DECEMBER 3, 2020
AD-HOC COMMITTEE AGENDA
Short-Term Vacation Rental Program Ad-
Hoc Committee agendas and staff reports
are available on the City’s web page:
www.LaQuintaCA.gov
SHORT-TERM VACATION RENTAL
PROGRAM AD-HOC COMMITTEE
AGENDA
CITY HALL COUNCIL CHAMBER
78495 Calle Tampico, La Quinta
REGULAR MEETING
THURSDAY, DECEMBER 3, 2020 AT 4:00 P.M.
******************************
SPECIAL NOTICE
Teleconferencing and Telephonic Accessibility In Effect
Pursuant to Executive Orders N-25-20, N-29-20, N-33-20, and N-35-20,
executed by the Governor of California in response to the state of emergency
relating to novel coronavirus disease 2019 (COVID-19) and enabling
teleconferencing accommodations by suspending or waiving specified
provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.),
members of the Short-Term Vacation Rental Program Ad-Hoc Committee, the
City Manager, City Attorney, City Staff, and City Consultants may participate
in this meeting by teleconference. Additionally, pursuant to the above-
referenced executive orders, the public is not permitted to physically attend
at City Hall the meeting to which this agenda applies, but any member of the
public may listen or participate in the open session of this meeting as specified
below.
Members of the public wanting to listen to this meeting may do so by tuning-
in live via http://laquinta.12milesout.com/video/live.
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SHORT-TERM VACATION RENTAL PROGRAM DECEMBER 3, 2020
AD-HOC COMMITTEE AGENDA
Members of the public wanting to address the Short-Term Vacation
Rental (STVR) Program Ad-Hoc Committee (Committee), either for
public comment or for a specific agenda item, or both, are requested to send
written comments ONLY by email to the Committee Secretary Lori Lorett
at LLorett@LaQuintaCA.gov, and specify the following information:
1) Full Name 4) Public Comment or Agenda Item Number
2) City of Residence 5) Subject
3) Phone Number 6) Written Comments
The email “subject line” must clearly state “Written Comments.”
Written public comments must be emailed to the Committee Secretary no
later than 12:00 p.m. on the day of the meeting.
Written public comments will be distributed to the Committee, incorporated into
the agenda packet and public record of the meeting, and will not be read during
the meeting unless, upon the request of the Committee Chairperson, a brief
summary of any public comment is asked to be read, to the extent City Staff can
accommodate such request.
******************************
CALL TO ORDER
ROLL CALL
Committee members Best, Butler, Caldwell, Church, Coronel, Franco, Grotsky,
Jonasson, McDonough, Monroe, Navarro, Shelton, Spinney, Tamm, and
Chairperson Schutz
PLEDGE OF ALLEGIANCE
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
Please email “Written Public Comments” to Committee Secretary Lori Lorett at
LLorett@LaQuintaCA.gov and limit your comments to three minutes
(approximately 350 words). The Committee values your comments; however, in
accordance with State law, no action shall be taken on any item not appearing on
the agenda.
CONFIRMATION OF AGENDA
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SHORT-TERM VACATION RENTAL PROGRAM DECEMBER 3, 2020
AD-HOC COMMITTEE AGENDA
CONSENT CALENDAR
Note: Consent Calendar items are routine in nature and can be approved by one
motion.
1.APPROVE MEETING MINUTES OF NOVEMBER 5, 2020
REPORTS AND INFORMATIONAL ITEMS
1.REVIEW TIMELINE OF COMMITTEE RECOMMENDATIONS TO CITY COUNCIL
CHAIRPERSON AND COMMITTEE MEMBER ITEMS
1.REVIEW CHAIRPERSON FINAL REPORT
2.REVIEW COMMITTEE MEMBER ADDITIONAL PERSPECTIVE
ADJOURNMENT
There are no further scheduled meetings of the Committee at this time.
DECLARATION OF POSTING
I, Lori Lorett, Committee Secretary of the City of La Quinta, do hereby declare that
the foregoing Agenda for the Committee meeting was posted on the City’s website,
near the entrance to the Council Chambers at 78495 Calle Tampico, and the bulletin
boards at the Stater Brothers Supermarket at 78630 Highway 111, and the La
Quinta Cove Post Office at 51321 Avenida Bermudas, on November 30, 2020.
DATED: November 30, 2020
LORI LORETT, Committee Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special equipment is
needed for the hearing impaired, please call The Hub division of the Design and
Development Department at (760) 777-7125, twenty-four (24) hours in advance of the
meeting and accommodations will be made.
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SHORT-TERM VACATION RENTAL PROGRAM DECEMBER 3, 2020
AD-HOC COMMITTEE AGENDA
If special electronic equipment is needed to make presentations to the Committee,
arrangements should be made in advance by contacting The Hub Division of the Design
and Development Department at (760) 777-7125. A one (1) week notice is required.
If background material is to be presented to the Committee during a Committee meeting,
please be advised that fifteen (15) copies of all documents, exhibits, etc., must be supplied
to the Committee Secretary for distribution. It is requested that this take place prior to
the beginning of the meeting.
Any writings or documents provided to a majority of the Committee regarding any item(s)
on this agenda will be made available for public inspection at the Design and Development
Department’s counter at City Hall located at 78495 Calle Tampico, La Quinta, California,
92253, during normal business hours.
DRAFTSTVR PROGRAM AD-HOC COMMITTEE Page 1 of 5 NOVEMBER 5, 2020
MEETING MINUTES
SHORT-TERM VACATION RENTAL
PROGRAM AD-HOC COMMITTEE
MINUTES
THURSDAY, NOVEMBER 5, 2020
CALL TO ORDER
A regular meeting of the Short-Term Vacation Rental Program Ad-Hoc
Committee (Committee) was called to order at 4:01 p.m. by Committee
Secretary Lorett.
This meeting was held by teleconference pursuant to Executive Orders N-25-
20, N-29-20, N-33-20, and N-35-20, executed by the Governor of California
in response to the state of emergency relating to novel coronavirus disease
2019 (COVID-19) and enabling teleconferencing accommodations by
suspending or waiving specified provisions of the Ralph M. Brown Act
(Government Code § 54950 et seq.).
ROLL CALL
PRESENT: Committee Members Best, Butler, Caldwell, Church,
Coronel, Franco, Grotsky, Jonasson, McDonough, Monroe,
Shelton, Spinney, Tamm and Chair Schutz
ABSENT: Committee Member Navarro
STAFF PRESENT: Design & Development Director Castro, Hub Manager
Sanchez, Permit Technician/Committee Secretary Lorett,
Public Safety Manager Mendez, Code Compliance Supervisor
Meredith, and Community Resources Director Escobedo
PLEDGE OF ALLEGIANCE
Committee Secretary Lorett led the Committee in the Pledge of Allegiance.
PUBLIC COMMENTS ON MATTERS NOT ON THE AGENDA
Committee Secretary Lorett announced the following WRITTEN PUBLIC
COMMENTS were received as of 12:00 p.m., which were distributed to the
Committee, and incorporated into the agenda packet and public record of the
meeting:
DRAFTSTVR PROGRAM AD-HOC COMMITTEE Page 2 of 5 NOVEMBER 5, 2020
MEETING MINUTES
• Sandy and Tom Baak – commenting on the Short-Term Vacation Rental
(STVR) hotline;
• Greg Schierholz – requesting an extension of Executive Order No. 10
imposing a moratorium on new STVR permits and recommending tiered
permit fees;
• Charles Eckman – recommending stronger restrictions on STVRs, and
requesting enforcement assistance from the City for STVRs located
within residential communities with homeowner associations (HOAs);
• Keith Benham – requesting the termination of Executive Order No. 9
imposing stricter regulations on the use and occupation of STVRs;
• Anthony Amini and Richard LaBrie – providing suggestions to the
Committee to consider when making recommendations related to STVRs
for Council’s consideration;
• Carrie Babij – recommending how to improve the STVR program and
requesting the termination of Executive Order No. 10;
• Meagan Beavers, Arlene Gotshalk, and Jeffrey Smith – in opposition of
STVRs;
• Nelda Esmeralda – requesting new applications be accepted for
homeshare STVRs during the moratorium imposed by Executive Order
No. 10;
• Barbara (Barb) Montavon – commenting on over occupancy for STVRs
and monitoring advertisements for unlicensed properties;
• James Lewis – recommending improvements for the STVR program;
• David Dinnel – in support of STVRs and providing information on
volunteer services to assist the City in collecting data.
CONFIRMATION OF AGENDA
Chair Schutz requested to switch the agenda order by taking up the Business
Session items first, followed by Study Session. The Committee concurred.
CONSENT CALENDAR
1. APPROVE MEETING MINUTES OF OCTOBER 1, 2020
MOTION – A motion was made and seconded by Committee Members
Best/Caldwell to approve the Consent Calendar as submitted. Motion passed:
ayes 14, noes 0, absent 1 (Navarro).
REPORTS AND INFORMATIONAL ITEMS
1. CODE ENFORCEMENT UPDATE
Community Resources Director Escobedo provided an update on Code
DRAFTSTVR PROGRAM AD-HOC COMMITTEE Page 3 of 5 NOVEMBER 5, 2020
MEETING MINUTES
Enforcement activities:
• Staff is drafting a report to present to the City Council at the November
17, 2020, regular meeting outlining the STVR program’s
characteristics; the City’s past, current, and future objectives and
initiatives; and enforcement efforts;
• City Council approved one additional Code Compliance Officer position
on October 20, 2020;
• A weekly posting of active and suspended STVR properties is available
on the City website;
• Staff is preparing to send out Cease and Desist letters to all unlicensed
properties.
Director Escobedo answered related questions from Committee Members.
BUSINESS SESSION – items taken out of agenda order
1. APPROVE PERMITTING SUB-COMMITTEE REPORT WITH
RECOMMENDATIONS TO MODIFY SHORT-TERM VACATION
RENTAL PERMIT PROCESS AND REQUIREMENTS
Committee Member Jonasson provided an overview of the proposed
recommendations to modify the current STVR permit process and
requirements:
• Two types of permits – Homeshare and standard STVR;
• Minimum stay requirements;
• Neighbor notification of a new permit or permit renewal;
• Review of costs for STVR program to ensure all costs are fully covered
by permit/license fees;
• Permits shall be non-transferrable;
• Enhance City databases to improve enforcement and reporting of the
STVR program;
• Suspended STVR property addresses to be published on the City
website;
• Properties to be suspended for 6 months for operating without a permit
and denied a permit if this type of violation re-occurs.
MOTION – A motion was made and seconded by Committee Members
Monroe/Shelton to approve the permitting sub-committee report with
recommendations to modify short-term vacation rental permit process and
requirements. Motion passed: ayes 12, noes 2, absent 1 (Navarro).
2. APPROVE DENSITY SUB-COMMITTEE REPORT WITH
DRAFTSTVR PROGRAM AD-HOC COMMITTEE Page 4 of 5 NOVEMBER 5, 2020
MEETING MINUTES
RECOMMENDATIONS TO MODIFY SHORT-TERM VACATION
RENTAL OCCUPANCY LIMITS
Committee Member Best noted the Committee considered this item at the
October 1, 2020, meeting; and provided an overview of the proposed
recommendations, which were amended based on the comments and
feedback received from the Committee:
•Studio and 1-bedroom properties are not to be considered the same;
•Increase of Studio occupancy from 2 to 3 occupants, with one occupant
being 12 years of age or younger;
•Increase of 1-bedroom occupancy from 2 to 4 occupants, with 2
occupants being 12 years of age or younger;
•Maintain recommendation on occupancy level for 2-bedroom properties
at 4 occupants;
•Maintain recommendation on occupancy level for 3-bedroom properties
at 6 occupants.
MOTION – A motion was made and seconded by Committee Members
Caldwell/McDonough to approve the density sub-committee report with
recommendations to modify short-term vacation rental occupancy limits.
Motion passed: ayes 11, noes 3, absent 1 (Navarro).
3.APPROVE DENSITY SUB-COMMITTEE REPORT WITH
RECOMMENDATIONS TO INCLUDE SHORT-TERM VACATION
RENTAL PROPERTY DENSITY LIMITS
Committee Member Caldwell provided an overview of the proposed
recommendations for density limits on STVRs:
•Divide STVR community into 2 groups: homeshares and standard
STVRs;
•Homeshares would be exempt from density limitations;
•Single family STVR properties would be subject to one STVR property
per 300-foot radius of another permitted property;
•Condominium complexes consisting of 4 or more units would be subject
to 2 STVR properties per 300-foot radius;
•STVRs within Tourist Commercial Zones would be exempt from density
limitations;
•A variety of recommendations on how density recommendations can be
implemented successfully.
MOTION – A motion was made and seconded by Committee Members
Church/Spinney to approve density sub-committee report with
DRAFTSTVR PROGRAM AD-HOC COMMITTEE Page 5 of 5 NOVEMBER 5, 2020
MEETING MINUTES
recommendations to include short-term vacation rental property density
limits. Motion passed: ayes 10, noes 4, absent 1 (Navarro).
STUDY SESSION – items taken out of agenda order
1.DISCUSS MARKETING SUB-COMMITTEE REPORT AND UPDATE
Committee Member McDonough provided an update to the Committee on the
focus of the Marketing Sub-Committee. They will continue to work on a host
checklist, Good Neighbor/Good Guest brochure, develop host training and best
practices for hosts, create a violation notice/supplement for guests to receive,
and research the creation of a welcome video for guests.
Chair Schutz informed the Committee that all recommendations have been
approved, therefore no further sub-committee meetings are needed for
density, enforcement, and permitting.
The Committee reached a general consensus that the next regularly scheduled
Committee Meeting of December 3, 2020, will be the Committee’s final
meeting.
ADJOURNMENT
There being no further business, it was moved and seconded by Committee
Members Franco/Grotsky to adjourn this meeting at 5:55 p.m.
Respectfully submitted,
LORI LORETT, Committee Secretary
City of La Quinta, California
Page 1 of 48
City of La Quinta Ad-Hoc STVR Committee
STVR Chair and Co-Chair Report
Members of the Ad-Hoc STVR Committee,
As the work of our Committee draws to a close, we have successfully accomplished all goals laid
out for us by the La Quinta City Council in their original mandate, and this has been done
despite very difficult working circumstances brought on by the Covid-19 pandemic.
Community interaction has also been very robust, perhaps not unexpected given the high-
profile nature of STVR evolution in the previous few years. We are grateful for their
participation and would like to acknowledge their input has been factored into development of
our final recommendations.
This document provides some additional transparency with respect to Committee and
Subcommittee discussions. It provides background material that may not have made it into the
final recommendation documents but was used to help frame issues relating to development of
those recommendations and exposes a summary of the deliberative logic used by the
Committees (and Subcommittees).
For completeness, the final recommendation documents are also included as appendixes.
We very much appreciate the substantial additional time and effort put in by those Committee
members who greed or serve on the various Subcommittees to develop subject matter
expertise and conduct research used to fully inform the parent Committee members.
The Committee is also grateful for the support of City personnel who were patient, cooperative
and fully engaged in making the work of the Committee a success.
On behalf of Michele and myself, we would like to thank each of you for your participation and
engagement during the course of our work.
Gavin Schutz, Chair
Michele McDonough, Co-Chair
CHAIRPERSON AND COMMITTEE MEMBER ITEMS NO. 1
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
Page 2 of 48
Table of Contents
Introduction ........................................................................................................................... 4
Methodology .......................................................................................................................... 4
Background ............................................................................................................................ 5
Key Findings ........................................................................................................................... 6
Noise and Personal Behavior ............................................................................................................ 7
City Infrastructure ............................................................................................................................ 7
Stakeholder Communications ........................................................................................................... 8
Community Perspective .................................................................................................................... 9
Enforcement and Violations ................................................................................................... 9
Complaint Hotline .......................................................................................................................... 10
Education ....................................................................................................................................... 10
Citations ......................................................................................................................................... 11
Permitting ............................................................................................................................. 11
Density .................................................................................................................................. 13
Occupancy Density ......................................................................................................................... 13
Property Density ............................................................................................................................ 14
Density and Clustering .................................................................................................................... 15
Marketing ............................................................................................................................. 16
Marketing Sub-Committee’s Top 5 Priorities .................................................................................. 16
Other Considerations and Recommendations ........................................................................ 18
Inclusion of HOAs ........................................................................................................................... 18
Ongoing Assessment ...................................................................................................................... 18
Appendix 1 – Recommendations on Enforcement .................................................................. 19
Appendix 2 – Recommendations on Violations ...................................................................... 29
Appendix 3 – Recommendations on Permitting ..................................................................... 32
Appendix 4 – Recommendations on Occupancy Density ......................................................... 37
Appendix 5 – Recommendations on Property Density ............................................................ 41
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
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Appendix 6 – Recommendations on Marketing ...................................................................... 46
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
Page 4 of 48
Introduction
On November 19, 2019, the La Quinta City Council approved the formation of a Short-Term
Vacation Rental Program (STVRP) Ad-hoc Committee to evaluate the City’s STVRP, including
STVR historical information, outreach and marketing of the program, compliance and
enforcement tools, streamlining the STVR license application process, potential program
enhancements and new requirements.
On February 3, 2020, the La Quinta City Council appointed 15 members to serve on the
Committee for a period not to exceed 12 months. Committee makeup included representation
from all community stakeholders – STVR owner/operators, property managers, STVR business
partners (cleaning services, etc.) and community members who do not own or operate an STVR.
Residency within the City of La Quinta was not required to serve on the Committee.
Open meetings were initially held monthly on the 1st Thursday of each month at 4:00 p.m. at La
Quinta City Hall, 78495 Calle Tampico, La Quinta. Due to restrictions bought about by the Covid-
19 pandemic, meetings occurring after April were held via Zoom. Members of the public were
invited to submit comments and questions prior to the meeting and a record of all meetings
and submissions is available on the City Short-Term Vacation Rental Program Ad-Hoc
Committee website. An additional special meeting was held on August 19th 2020.
Initial direction from the La Quinta City Council was to focus Committee activities towards
establishing a reasonable accommodation for the STVR properties within the community,
therefore per City Council directive, the Committee did not address the option of eliminating
STVR’s within the City.
Methodology
To process the volume of work and focus on specific issues, the Ad-Hoc Committee formed four
sub-committees:
•Enforcement and Violations
•Permitting
•Density (Occupancy and Property)
•Marketing
Each Subcommittee consisted of between 4 and 6 volunteers from the Ad-Hoc Group. There
were no restrictions placed on membership – any Ad-Hoc Committee member could volunteer
for any Subcommittee. The Subcommittees met at least weekly, often for one to two hours.
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
Page 5 of 48
Between these meetings, Subcommittee members worked with City employees to process and
format data, turning it into information that could be used to inform deliberations. The
Subcommittee also developed domain level expertise in the specific topic by reviewing best
practices from other similar communities (within and outside of the Coachella Valley) and
subsequently formulating a series of recommendations for the parent Ad-Hoc to consider
adopting. Submissions from public comments were also considered in the review process.
In all cases, recommendations from each of the Subcommittees were unanimously approved by
that Subcommittee and submitted to the parent Ad-Hoc Committee. In addition, all
recommendations contained in this report were approved for submission to the City Council by
a majority of the Ad-Hoc Committee, reflecting consensus within the groups.
The Committee and Subcommittees requested and received several data sets from the City.
This data was used to quantify issues relating to historical growth, enforcement actions, rental
owner behavior, neighbor perception, compliance workflows, etc.
To inform deliberations the various groups compiled and reviewed STVR program data from
other Coachella Valley cities, as well as programs from similar sized cities outside the Coachella
Valley. For example, best practice data and STVR procedures were examined from programs in
Palm Springs, Rancho Mirage, Cathedral City, Palm Desert and Indian Wells as well as Carlsbad,
Newport Beach, Santa Cruz, Santa Monica and several other cities.
Background
The Short-Term Vacation Rental (STVR) industry has enjoyed rapid growth over the last several
years.
Figure 1 STVR Program growth
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
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What started as a relatively small number of owner-operator rental businesses where individual
homeowners would rent out a room during season to generate a small amount of extra income
has evolved into a major commercial business where entire properties are advertised online by
major agencies (VRBO et al) and are managed by homeowners or independent property
managers who may or may not be resident on the property during the rental period (or at all).
To accommodate STVR business, the City Council passed an ordinance (3.25) that allowed for
commercial enterprises (STVRs) in residential zones.
The City derives income from these rentals by charging a “Transient Occupancy Tax”. This tax
has grown to be the third largest revenue source for the City’s General Fund budget, dropping
from second place only because of the COVID pandemic.
Figure 2 STVR Revenues
This rapid growth has resulted in community issues relating to how STVR business is conducted
in residential neighborhoods and how it has impacted both rental properties and neighbors
whose homes are adjacent to or nearby those properties.
Key Findings
Specific recommendations can be found in the appendixes to this report. However, there are
several key issues that tended to dominate discussions. These issues are:
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
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•Noise and personal behavior problems are the biggest causes of friction between STVR
properties and their neighbors.
•City infrastructure needs to keep pace with STVR program growth
•A gap exists between STVR owners and the public’s perception of the program
•Community tolerance towards STVR activity is diminishing as the program grows
Each of these issues is addressed below.
Noise and Personal Behavior
Examination of community input such as public comments to the Ad Hoc Committee and the
City Council reveals that noise and behavioral issues emanating from STVR properties have a
substantial and highly visible impact on the community. Comments focus on the repetitive
nature of the infractions resulting from high occupancy turnover: it is not uncommon for noise
disturbances to recur repeatedly in properties where there may be different occupants several
times a week. In addition, once a property develops a reputation (by word of mouth, or online
ratings) as a “party house” it may tend to attract renters that are predisposed to such behavior.
City Infrastructure
Effective management of the STVR Program has not kept pace with the growth rates
experienced by the City. There are three main issues that are addressed in the Committee
recommendations:
•Availability of Code Enforcement Officers at critical times has lagged behind demand.
Many STVR related code infractions occur during the late night / early morning window
on weekends and holidays.
Generally, an infraction must be witnessed by a Code Enforcement Officer before a
citation is issued. Lack of appropriate resources is effectively preventing these citations
from being issued, resulting in community stress from all stakeholders: the neighbors do
not see the problems being addressed, and the STVR property owners are being
marginalized because the program is developing a bad reputation based on a relatively
few properties that are a continuing problem. Also, significant delays in responding to a
complaint may result in the problem resolving itself by the time a Code Compliance
Officer (or Riverside County Sherriff) attends the scene. In these cases, the neighbors
have endured significant distress, and no action is taken against the property.
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
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•Calls to the City STVR Complaint Line are answered by individuals who are not resident
and unfamiliar with the area, are unaware of the code requirements, unable to prioritize
and follow up with the homeowner may be limited. In some cases, the call goes directly
to voicemail.
•Program management and infrastructure is distributed and not well integrated. Data
systems necessary for effective and integrated management of the program such as
permitting, complaint management, citation history, owner history, TOT reporting and
property information (bedrooms, improvements etc.) should be scalable and
interoperable - capable of efficiently generating meaningful information (not just data)
for all stakeholders on an accurate and timely basis.
Stakeholder Communications
The issue of stakeholder communications is complex. Although it is generally perceived there
are three primary stakeholders in the program: the homeowner, the renter (i.e. the person(s)
renting the property from the homeowner) and the neighbor, there are also additional affected
parties such as the property manager, the rental booking agency and various service providers.
Communications between all these stakeholders is often diminished or lacking altogether.
The Committee has addressed several areas where communications can be improved in their
Enforcement recommendations. For example, mandatory workshops for owners and managers
(as well as being optional for other stakeholders) will help get all parties on the same page with
respect to ordinance requirements.
However, there are still several areas that require addressing. For example, where a property is
rented via an online facilitator (VRBO, Airbnb, Homeowner website etc.) and managed by a
remote property management firm, there might be essentially no vetting of the renter (other
than credit card information, driver’s license, signature to rental agreements, etc.).
This means the owner or property manager may have little information on who (or how many)
renters are actually occupying the property. While this is not an issue for Homeshare properties
(where the owner is resident on the property for the full length of the renter stay and can
effectively manage the renter in person in real time), it can be an issue for certain properties
where there is little or no oversight as to who or how many individuals are actually occupying
the property, leading to difficulties with respect to effective and timely management of noise
and occupancy issues.
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
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Community Perspective
As the program grows, it is evident that community attitudes are becoming increasingly
polarized with respect to STVR activity. There is general agreement that viewpoints from both
sides of the argument have suffered from a lack of definitive data and analytics, leading to
perspectives that are informed by speculative interpretation. Recommendations in the
Enforcement document suggest possible remedies for these issues.
Achieving middle ground will depend on adequate support infrastructure for the program -
capable of optimizing a balance between most properties that are well managed and not
disruptive, and those properties that are causing a disproportionate amount of damage
because of repeated offenses.
Community outreach will be critical to managing an effective compromise. For example, a
significant number of STVR properties reside within HOA Communities. It is important that
Council action with respect to the STVR program does not exclude these communities. Also, it is
unreasonable to expect HOA communities to deliver significant TOT revenues to the City while
being exempted from ordinances or being abandoned with respect to support from City STVR
program infrastructure.
Enforcement and Violations
The issue of enforcement was addressed early in the Committee work at the direction of City
Council.
It is significant to note enforcement and fine recommendations are only applicable to
properties that are not in compliance, and conforming properties are not affected by
enforcement issues at all.
When enforcement action is taken, the penalties assessed must be significant enough to drive
behavioral modification. Deminimus penalties are simply incorporated into the rental business
models and will not result in behavioral change.
Enforcement issues have resulted from a rapid expansion in the number of properties
participating in the STVR program, and a corresponding need for City administrative
infrastructure to keep up with this expansion. Specifically, availability of adequate enforcement
personnel at the time of peak demand (evenings and weekends) has not kept up with STVR
program growth.
Public comment has focused extensively (but not exclusively) on the issues of noise and
personal behavior of renters, most often from music or loud disturbances late in the evening or
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
Page 10 of 48
early morning hours on weekends. This type of complaint is very disruptive to residents as it
adversely impacts the neighborhoods quality of life. It is therefore important that compliance
personnel be available to respond to these complaints expeditiously – to evaluate if they are
reasonable and remedy if necessary. This is because by the time a complaint has been lodged,
significant disruption has already occurred. Excessive delays in compliance evaluation generate
unreasonable neighborhood stress.
Availability of enforcement personnel is also important for establishing actual violation
evidence for issuing citations. For example, in some cases the complaint might not be justified
because noise levels do not exceed the levels required by the relevant ordinances. In these
cases, it is important for a compliance officer to notify the person making the complaint so that
expectations can be calibrated appropriately.
The existing enforcement practice of calling the rental owner and informing them of a
complaint often results in the owner contacting the renter and resolving the problem, however
while this requires fewer enforcement personnel (as a site visit is not necessary) it may not
lessen disruption to the neighborhood because the property is often rented to several different
occupants every week, resulting in recurring disruptions.
Failure of City enforcement personnel to fix problem properties results in frustration from all
stakeholders and results in artificial magnification within the community of the relatively few
properties that are repeat offenders.
Complaint Hotline
Another factor the Committee addressed is the Complaint Hotline. This line is often not staffed
with trained or qualified individuals and often goes directly to voicemail, resulting in intense
frustration often at the most critical times, and a high level of complaints from neighbors.
Providing trained, qualified, live personnel who are capable of situational awareness, resource
prioritization and interactive feedback with respect to the neighbor, property owner and renter
will greatly benefit all parties and result in effective resolution of issues in real (or near real)
time.
Education
Ensuring all stakeholders are familiar with the requirements for renting and operating an STVR
is important. This includes not only the property owner but also the property manager (where
appropriate), the renters and the neighbors.
Familiarity by all stakeholders with the relevant ordinances (Ordinance 572, the Civil Code) will
help ensure compliance and allow all stakeholders to manage their expectations. For this
reason, the Committee recommends the City provide a mandatory training workshop for all
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owners and managers involved in the STVR program. Cost of this training should be covered by
the STVR owners and become a prerequisite for the issuing of a permit.
Having these training workshops open to the public so that neighbors, vendors, and other
service suppliers can also attend will assist with ensuring all parties are familiar with the
regulations. For example, it is important that neighbors become familiar with the noise criteria
before calling in a complaint. Finally, the training sessions will provide a direct (and interactive)
opportunity for City staff to communicate with all stakeholders regarding any questions they
may have.
Citations
With respect to issuing fines for citations, the Committee focused on addressing two critical
issues: Operating an STVR without a permit, and habitual offenders. Operating without a permit
denies the City revenues from TOT and allows a homeowner to avoid accountability. It also
avoids ensuring the property is code compliant and the owner has satisfied requirements
necessary for granting of a business license and STR operating permit.
The Committee also recommends notifying neighbors in the event a permit is suspended.
Permitting
Analysis of best practice licensing and permitting including a comparison of other communities
reveals there are two primary types of STVR property owner: those that are resident on the
property and those that are not.
The Committee is recommending two types of permit, a “Homeshare” permit for property
owners that are resident on the property for the full duration of the renter stay, and an “STVR”
permit for those homeowners that are not resident on property for the full length of the renter
stay.
There is overwhelming evidence that Homeshare properties do not contribute meaningfully to
the number of citations issued. Based on an analysis of citations from January 2019 to June
2020, over 70% of cited properties were managed by non-resident owners.
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Citations by Property Manager Location
La Quinta Based 23.7% 14
Coachella Valley Based 30.5% 18
Non CV Based 45.8% 27
Total Managed 59
Figure 3 Citations by property manager location
It is anticipated there will be a difference in cost structures with respect to administering each
type of permit. For example, the cost of enforcement for Homeshares may be different from
the cost of enforcement for STVR permits. In the event this is the case, the Committee
recommends permit fees be adjusted to cover the costs proportionately.
The committee is also recommending that surrounding neighbors be notified when a permit
has been issued to a property owner. To be fully informed regarding the relevant STVR
ordinances and homeowners rights, the neighbor should be supplied with the same
documentation that is furnished to a renter – including complaint hotline telephone numbers
and a copy of the relevant ordinances.
23.7%
30.5%
45.8%
Citations by Property Manager Location
If a Property Manager is used to manage an STVR, where is the property manager
based?
La Quinta Based Coachella Valley Based Non CV Based
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Density
Density issues have been addressed in two parts, each with its own recommendations.
Occupancy density covers the number of occupants permitted on the property during daytime
and nighttime hours.
Property density covers recommendations on effective density of STVR properties within a
neighborhood or region.
Occupancy Density
The Committee reviewed several Coachella Valley City ordinances with respect to permitted
daytime and nighttime occupancy.
Figure 4 Comparison of overnight occupancy limits
Occupancy of smaller studio and one-bedroom residences was modified to accommodate small
families such as those with an infant or minor child. These residences are often Homeshares
where the property owner is resident – and have not been a major factor in neighborhood
disruption. The committee has also recommended removal of occupancy ranges, as they do
not appear to add any value, and may make enforcement more difficult.
It was also noted that alternative options exist for accommodating bigger groups. For example,
if larger groups of occupants are required, the renter can simply occupy a larger property with
additional bedrooms – there does not seem to be a viable reason why large groups of people
need to occupy small residences with few bedrooms.
In the case of exceptional events such as birthday parties, weddings, etc. where daytime
occupancy (7:00a.m. – 10:00p.m.) levels may not be adequate, the property owner can be
accommodated through an application for a special event permit.
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Property Density
The primary goal for deliberations on property density were to achieve a rational compromise
on the density of STVRs within a residential community while preserving the neighborhood
sense of community (“look and feel”) and associated quality of life for permanent residents
living in residential zones.
A sense of community is established by enabling communications between individuals who live
and work in proximity to each other. Neighborhoods “are the spatial units in which face-to-face
social interactions occur—the personal settings and situations where residents seek to realize
common values, socialize youth, and maintain effective social control.” Neighborhoods are
social communities because the people that live in them commonly talk and physically interact
with each other.
High concentrations of STVRs with significant transient occupancy rates result in areas
becoming commercial zones rather than residential neighborhoods. Preservation of a
neighborhood (and sense of community) will therefore depend on effectively managing a
balance between STVR density and residential properties.
There are essentially two types of rental owners as described above:
•Homeshare owners tend to rent out a room or two rather than the entire residence.
They are resident on the property for the entire time of the rental period and are
therefore viewed as neighbors by adjacent property owners. They have a sustainable,
interactive face to face social relationship with adjacent neighbors. Because of this they
do not seem to detract from the residential nature of the neighborhood. Rental rules
and behavioral requirements are explained in person to the renter (direct information
transfer), and they can personally observe and effectively manage renters continually in
real time.
•STVR owners are not resident on property during the rental period (or at all). It is
therefore difficult to maintain a sustainable interpersonal relationship with adjacent
neighbors. Because there are different occupants daily or weekly with no common social
link, these properties tend to be viewed by residents/neighbors as commercial
enterprises. In many cases, property oversight is by the remote homeowner, or
engagement of a property management firm. In some cases, renters may not be
physically vetted at the time of occupancy, and compliance with respect to renter
behavior is not monitored in real time.
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Density and Clustering
STVR Density is the ratio of STVR properties to residential properties in residential
neighborhoods.
Clustering is the uneven concentration of rental properties within a defined area or region.
Clustering detracts from the ability to preserve a sense of residential community because it
often results in “captive” properties where a full-time resident can be substantially (or
completely) surrounded by STVR residences. In other words, the neighbor does not have a
neighbor.
As the density of STVR properties increases within a residential neighborhood, situations arise
where permanent residents are adjacent to STVR properties that may have different occupants,
- often several times a week. If these disenfranchised residents secede to move, they may sell
to new STVR owners, increasing the concentration (Clustering) and exacerbating the issue for
remaining full time residents, further eroding the residential nature of the area.
Note the issue here is not behavioral, but sociological. It represents a change in neighborhood
character even if the STVR properties are well behaved and well managed.
In this instance it is not about enforcement, rather it speaks to the nature of balance between a
residential community and rapid growth of commercial enterprises.
Also as discussed previously, this is less of an issue when the STVR property owner is resident
on the property (Homeshare).
The Committee believed density restrictions should address these functional and social
differences.
Figure 5 Density
While several options for managing property density were considered, the Committee is
recommending limiting by distance such that STVR properties are separated by a radial distance
of 300’:
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•The method is simple and definitive
•Easily managed by the City
•Used in other communities
•Used within La Quinta to manage B&Bs
•Automatically addresses both density and clustering issues
The Committee also noted that significant alternative growth opportunities exist within La
Quinta for development of specialized STVR focused communities. Existing STVR specific
communities (for example Legacy Villas, Signature, the proposed water park etc.) can be used
for STVR growth. These purpose-built communities may be a better alternative for all
stakeholders.
Marketing
Marketing was deemed important to the Committee because it is a critical vehicle that can be
used to inform the community at large about the City STVR program. In addition, marketing can
also help message expectations to all relevant stakeholders, and used to communicate
information on changes, updates and current events.
Marketing Sub-Committee’s Top 5 Priorities
Recognizing that the quiet enjoyment of neighbors is of the highest priority for the success of
the La Quinta STVR program, the marketing sub-committee is recommending an immediate
focus on 5 key areas that could be implemented quickly to improve Host and Guest compliance,
education for their overall benefit, as well as gaining confidence of the neighbors of STVRs.
Immediate Recommendations:
•Host Checklist:
This checklist would be pushed to Hosts via the MuniRevs email list and possibly also
posted in MuniRevs as a task to be completed and tracked. The priority would be
distribution to owners and managers of known problem properties. The goal of the
checklist is to educate Hosts on best practices they should implement immediately to
ensure guests are informed and neighbors' interests are being considered. Checklist
items include items required by city code, but also recommendations for specific items
that engage a responsible Host to manage expectations before problems arrive.
•Good Neighbor/Good Guest Brochure:
The Good Neighbor Brochure has been updated by the City marketing staff and the sub-
committee has offered suggestions to make it even more useful for Hosts. One
suggestion is to rename it the Good Guest brochure, making it a one-sided sheet for
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easy posting and durability in a vacation rental. The Sub-Committee has suggested a
second, Neighbor specific brochure be considered to educate neighbors about when
and how to open complaints, for example "Call about This, Not That". The Neighbor
specific brochure would be distributed to all homes in the vicinity of a vacation rental as
part of the neighbor notification requirement recommended by the Permitting sub-
committee.
•Host Training & Best Practices:
The sub-committee has outlined a draft guest on-boarding process for the purpose of
creating a Host Training Certification with live workshops and/or video training and a
Host testing platform. The goal of the training is to improve hosting capabilities and
guest management for reduced complaints and compliance thus less violations. This
tactic supports recommendations from the Permitting sub-committee that Hosts
complete training for permit renewal.
•Violation Notice/Supplement:
Guests are often uninformed by Hosts and/or lacking intel about the noise orders and
expectations when renting a vacation rental. The sub-committee discussed the
possibility of creating a Violation Brochure/Letter issued to Guests when Code
Enforcement or the Sheriff visits the home in response to a complaint. Currently,
Citations are issued to Owners and not Guests. The intent of this strongly worded 1 page
document would be to inform the Guest that a citation with fines may have been issued
for which they may be financially responsible as well and that any additional complaints
may result in their immediate evacuation from the property and the Host's license being
suspended.
•Welcome Guest Video:
Creation of a video to be posted on the City website and YouTube with a link that can be
easily shared by Hosts to their guests as part of their pre-arrival on-boarding process.
Content of a short, approximately 3-4-minute video would serve to welcome guests to
La Quinta while notifying them that we are a “Neighbors First Community” and outlining
expectations about noise, parking, trash, and occupancy. The video could also be shared
via social media channels as part of a greater STVR marketing strategy. As time is of the
essence, a simple but professional card deck style recording with interspersed stock
video and professional voice-over could be created cost-effectively for immediate roll-
out with a longer-range goal of replacing it with an improved video with high quality
production once a larger budget is established. A QR code to view the video could be
included in the Good Guest brochure.
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Other Considerations
During the course of our work, a few additional issues were identified at various stages during
Committee or Subcommittee deliberations. While these issues did not become the subject of
specific recommendations (primarily because of time constraints), they are worthy of additional
consideration when addressing the next steps for STVR program development
Inclusion of HOAs
All recommendations were made for city-wide application. Separate considerations for HOAs
were not discussed. While HOAs are governed by their own set of CC&Rs, they are not exempt
from the issues discussed above. In fact, more than a third of La Quinta’s STVR permits (and
assumedly at least a third of the TOT) is generated from HOA-based STVRs.
This argues strongly that the city benefits from HOA STVRs and therefore should continue to
provide support for these communities. Additionally, by excluding HOAs from restrictions that
might be placed in non-HOA areas, the demand will increase in the HOA communities placing
greater potential for disruptions in those neighborhoods.
Ongoing Assessment
The Ad Hoc committee was put into place before COVID to deal with STVR problems. The virus
exacerbated these issues. Because of the significant shift in demographics that is occurring
because of COVID, a post-COVID world may, again, look different and bring a new set of issues.
The Ad Hoc Committee did not consider ongoing assessment of the STVR program and any
changes the City Council may make. Current practice distributes administration of the STVR
program over multiple different City departments, making integrated analysis, operational
decision making and accountability relatively complicated.
The City should consider a process whereby an individual or a small committee periodically
monitor metrics that measure success or failure of any changes made to the ordinance. The
goal would be to identify new opportunities or modifications for future consideration to the
Council.
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Appendix 1 – Recommendations on Enforcement
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City of La Quinta STVR Committee
Recommendations on Enforcement Rev 4
This report contains specific recommendations adopted by the Ad Hoc STVR Committee. Only
enforcement recommendations are addressed here – additional recommendations will be
presented as they are addressed by the Committee.
The overall issues surrounding enforcement can be divided into three main groups:
Each of these groups contain issues that must be addressed as part of a comprehensive
enforcement process.
This document provides a starting point for the Committee in identifying the main enforcement
issues. It provides a brief discussion on each issue and outlines recommendations that will
provide a solution to that specific issue. In some cases, a single recommendation may provide
solutions to several problems (for example, trained and dedicated enforcement personnel).
Finally, the document provides a priority matrix for discussion on suggested prioritization of
recommendations.
Sourcing for this document comes directly from the original list (“Lori List”) of issues identified
by the Committee at its first meeting. Only issues relating directly to enforcement are covered
here: other discussion topics not related to enforcement are outside the scope if this
Subcommittee.
Issues before an enforcement event:
•Communicating with the City / Verifying a Complaint
•STVR Homeowner not Registering with the City
•STVR Owner not aware of the rules
•Renters not aware of the rules
•Neighbors (or community at large) not aware of the rules
•Knowledge level or outsourced services
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The enforcement event:
•No contact with Owner / Representative
•Noise / behavior / party events
•Occupancy Limit violations
•Parking
•Trash
•Sensitive neighbors
After the enforcement event:
•Repeat offenders / 3 Strikes
Issues before an enforcement event
Issue: Communicating with the City / Verifying a complaint
Discussion: STR Owner/Managers and homeowners have expressed frustration with the City
hotline. The hotline is often unmanned in times of most critical need. Even when
manned the latency between phoning in and having an issue addressed is often
hours (sometimes longer). Frequently, because of this delay, the issue being
reported resolves itself before the City responds, but after a homeowner has
endured several hours of pain. When it eventually responds, the City may
therefore find no evidence of any issues, resulting in a false negative incident
report, frustrating homeowners and leading to inaccurate violation statistics.
Anecdotal evidence indicates this tends to be a bigger issue in STVR properties
that are managed by non-resident owners (i.e. management companies). Also, if
the City calls property management (starting the clock on the 45-minute rule) it
simply hands off, and little or no follow up checking is done with the reporting
homeowner (or STVR Owner) to confirm the issue is resolved. Also, in the case of
STVR owners employing property managers, sometimes the actual owner doesn’t
even know there has been a complaint.
Effective and timely communications between STVR property owners, renters and
neighbors with respect to notification and enforcement represents a critical path
in getting the community to work together harmoniously.
Recommendation:
•Staff the hotline with live, (local, trained) personnel who are familiar with La
Quinta geography and empowered and equipped to initiate complaint
resolution immediately.
•Increase field enforcement staffing by at least two additional full time STVR
trained officers available for immediate dispatch during times of need.
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•Hotline and enforcement staff should be dynamically managed: more staff
when the hotline is heavily used (evenings and weekends) and less staffing at
times when complaints tend to be low (weekday mornings and afternoons).
•Require a code inspection be performed on a property prior to granting an
STVR license. This inspection should be for the purposes of verifying accuracy
with respect to the application, particularly in the areas of occupancy limits
(number of bedrooms) and living arrangements (room conversions, etc.).
Issue: STVR Homeowner not Registering with the City
Discussion: A significant number of homeowners who rent property do not register with the
City, thereby avoiding paying fees, oversight and TOT. Enforcement of the City
mandate requiring STVR owners to register is difficult as the City is often unaware
of their business unless a complaint is filed against the property.
Recommendation:
•Require that a City of La Quinta STVR permit number be included in all
property advertisements on all platforms (VRBO, print, web, etc.).
•Publicize the registration requirements regularly on the web site and
through social media outlets.
•Include mail inserts to all residents in any surface mailings sent out to
residents.
•Where possible, partner with HOA communities and Management
Companies to exchange information on STVR rental activities.
•Assess significant monetary penalties for non-compliance. These penalties
must be paid before an STVR license can be obtained.
Issue: STVR Owner not aware of the rules
Discussion: Some owner/operators/managers do not read the relevant statutes/ordinances
governing how properties may be rented even though this is a requirement of
registration.
Recommendation:
•Applicants, any individuals listed as contacts for the property, and any
designated Management Company representatives who directly manage a
property must attend a compulsory workshop prior to the issuance of
permits. Applicants must sign a document asserting they have attended
the workshop, understand the rules and agree to be bound by them.
•STVR Owners, any individuals listed as contacts for the property, and any
designated Management Company representatives who are directly
responsible for managing a property that has been assessed a violation
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must retake the compulsory workshop at their own expense before a
license for that property can be renewed.
•This training workshop should also be open to the public so that interested
parties (neighbors, potential new STVR licensees) can familiarize
themselves with the requirements and responsibilities of STVR ownership.
•False advertising (i.e. number of bedrooms, sleeping capacity, occupancy
limits) will result in a citation, and count as a strike against the property.
Issue: Renters not aware of the rules
Discussion: Many renters who occupy STVR units are not aware of the rules for conduct or
behavior. While the City ordinance requires STVR owners to provide a copy of the
relevant documents, they are often ignored by many renters. When renters first
occupy the property, it is often not their priority to stop and read documents. In
many cases, the renters only become aware of the rules after they have caused a
disruption with neighbors, which is too late.
Recommendation:
•The City require the property owner/manager assert that a renter has been
provided with all current City ordinances governing expected behavior in
advance of allowing that renter to occupy the property.
•A condensed copy of the relevant ordinance(s) must be permanently fixed to
a prominent location inside the property. This document will be generated by
the City and outline the relevant rules in plain language.
•Update and strengthen the “Good Neighbor” brochure to include specific
language relating to noise and personal behavior requirements. Require a
copy be included as part of every rental agreement.
•Changes to City ordinances, including adoption of temporary orders must be
posted in a prominent location inside the property within 48 hours of adoption,
and before the property can be rented again.
Issue: Neighbors not aware of the rules
Discussion: Neighbors are often ill-informed about the specifics regarding STVR rules and
ordinances that affect them. Many have unreasonable expectations regarding ill-
defined and vaguely defined concepts such as “quiet enjoyment” and what exactly
constitutes “noise levels of greater than 60dBA”. Differences between daytime
and nighttime restrictions are also not well understood. (Note this issue may also
apply to STVR owners and renters). Parking requirements and trash pickup rules
are sometimes not clear (and may conflict with HOA rules in managed
communities). For example, some communities require parking in the driveway
before street parking may be used.
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Another example is many neighbors have expectations that any audible noise is
cause for complaint. Some are unaware of the 10:00 p.m. curfew on amplified
noise, while others believe that any noise after 10:00 p.m. is unacceptable.
Recommendation:
•ALL neighbors adjacent to (on all sides) and across the street from an STVR
property be notified by the city and supplied with the same documents the
Owner is required to furnish to the renter. (This could be a requirement placed
on the STVR owner if the City feels it is appropriate – as long as the neighbor
gets the information). These documents must include:
o A copy of the City STVR Ordinance
o A Copy of the “Good Neighbor” brochure
o Contact information for complaints to the City.
o Contact information for the Property owner and the Property Manager
if applicable.
o A link to the City STVR website where interim rule changes are posted.
•These documents should be refreshed annually as part of the license renewal
process.
•A document should be provided to the neighbor explaining the meaning of any
technical terms. Where possible real-life examples should be used to illustrate
the terms used. This document should be provided to renters as well.
The Enforcement Event
Issue: No contact with Owner/Representative
Discussion: In cases where a complaint is received by the City, the current process is to call
the STVR owner or property management representative. This begins a 45-minute
clock as required by the City ordinance. In the event the City is unable to contact
the responsible party within a 45-minute window, the escalation process is to
report the issue to RCS and handoff to them. This process has proven ineffective
as the RCS often takes significant time to respond – if at all. In the meantime, the
City has no way of verifying the complaint, and the neighbor continues to endure
the problem.
The issue seems to predominantly affect STVR properties where there is a non-
resident or externally managed property (needs to be verified by City statistics).
While a fine may be issued to the STVR property owner after the 45-minute
window has expired, this does not help at all with enforcement of the actual issue
being reported. In addition, the fine may be dismissed as simply a “cost of doing
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business” by the property owner and absorbed by them (or passed on to the
offending renter if possible).
Recommendation:
•Implement an escalation process whereby if the first call to the designated
contact goes unanswered within a 30-minute window, a call is made to RSO
and a mandatory citation is issued.
•As described above, increase the number of trained and dedicated
enforcement personnel to levels that can actively address the situation with
or without the homeowner / property manager.
Issue: Noise/ Behavior/Party events
Discussion: Noise and behavior related disturbances represent a significant portion of overall
complaints (need to incorporate City data). Also, these complaints tend to be
high profile and very visible in the community, as they potentially impact all
neighbors surrounding the property and interfere directly with neighborhood
quality of life.
Often there is a three-way knowledge gap (STVR homeowner, renter and neighbor)
about exactly how much noise is too much, and what conduct is acceptable during
daylight or nighttime hours. City and county statues/ordinances are definitive and
objective in this regard, however they are of little use as they rely on technical
specifications such as dB(A) ratings etc., and do not supply enough guidance for
measurement. This leads to deeply subjective interpretation of the relevant rules
and unrealistic expectations from neighbors about exactly how much noise is
acceptable.
Recommendation:
•A document should be prepared and provided to all parties clarifying
definitively the meaning of any technical measurements and how these
measurements should be interpreted. (See also above).
•Enforcement personnel should be provided with and trained to use relevant
noise level meters and other tools that enhance objective measurement of
noise. They should also be trained to explain the results of these
measurements to neighbors and renters in the event of a complaint.
•Where possible, real-life examples should be used to illustrate the terms used.
This document should be provided to renters as well.
•The City should implement tutorial workshops that clarify what the noise and
behavior rules are. These workshops should open to all community members
and conducted on a regular basis (perhaps once every calendar quarter).
•Quiet hours shall be between the hours of 10:00 pm and 8am. No amplified
noise shall be permitted between the hours of 8pm to 8am.
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Issue: Occupancy Limit violations
Discussion: The City places occupancy limits on all occupied dwellings, however enforcement
is difficult in most cases because of privacy issues. In the case of STVR properties,
the most visible issue results from parties or renters allowing additional occupants
overnight on the property.
This problem is also difficult to manage from an STVR owner’s perspective as often
the renter declares substantially fewer occupants on the lease than actually show
up.
Enforcement is difficult when there are no other issues with the rental property,
however when a complaint is issued, the City is empowered to ask (and verify)
how many occupants are on property. (need to check legality of this).
This problem is seldom an isolated issue: it usually arises as part of a complaint
involving noise, vandalism, trespassing (i.e. people in pools) or some other
behavior.
From an STVR rental issue, this problem may not need to be addressed unless it is
the cause of some other complaint. However, if such a complaint is filed
(particularly in evening or nighttime hours), the City has a responsibility to
respond.
Recommendation:
•Empower and require enforcement personnel to ask and verify (subject to
legal applicability) the number of occupants at time of a complaint.
•Notify the STVR owner or property manager immediately if a citation will be
issued. This is will enable recovery of any fines from the occupants before
security deposits are refunded, etc.
•Limit overnight parking for STVR properties (see also below). (This is the way
some HOA communities manage occupancy issues)
Issue: Parking
Discussion: Excessive vehicle parking in and around the property is disruptive to neighbors
and represents safety issues on smaller, narrower streets. Often, mailboxes and
fire hydrants are obstructed in violation of city codes.
Recommendation :
•Require the Owner/Contact person/Property Manager obtain a list of vehicle
license plate numbers for renters occupying the property. This list must be
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available to the compliance officer upon demand. Failure to provide this list
will result in a citation.
•Limit the number of vehicles that may be parked on the street to a maximum
of three vehicles during times the property is rented.
Issue: Trash
Discussion: Trash is sometimes left out on the street when renters exit the property, creating
an objectionable look and possibly a health hazard. Also, trash policies can vary
depending on location within the city. For example, certain HOA communities may
have different trash regulations from other non HOA communities.
Recommendation:
•Current regulations are adequate for dealing with this issue, however during
the process of getting a license, the STVR applicant should be specifically
made aware of the current trash collection policy, including the availability of
larger capacity bins and concierge collection services, as well as the fines
associated with non-compliance.
•The STVR owner must inform the renter in writing of the property specific
trash policy as part of the rental agreement.
After the enforcement event
Issue: Repeat offenders /3 Strikes
Discussion: There is evidence that while some STVR properties are repeat offenders, a vast
majority of properties are not unduly disruptive from an enforcement perspective.
This means that many of the enforcement issues discussed here result from a
relatively small proportion of STVR properties.
(Note: The issue of STVR Density, the effects on quality of life and community
perspectives etc. are outside the scope of this Enforcement Subcommittee and
will be addressed by the main group).
Therefore, there should be a heavy focus on enforcement of repeat offenders, as
they contribute disproportionately to how the overall program is perceived.
The City already has measures in place that deal with “threepeat” offenders.
Anecdotal evidence suggests these measures are not being used. One reason may
be because the City does not have adequate dedicated resources to manage the
enforcement program, allowing repeat offenders to get away with multiple
offenses. It also disrupts the neighborhood, provides negative press and denies
the City access to substantial revenues from the program (see above).
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Recommendation:
•Reduce the current 3-strike rule to a 2-strike rule for noise and personal
conduct violations.
•In the event an STVR permit is suspended for any cause, the City shall notify
the Owner, and any contact person or Property Management firm associated
with the property. In addition, a notification of suspension shall be sent to all
neighbors adjacent to (on all sides) and across the street from of the
suspended property.
•Staff the hotline with a live, (local) person who is familiar with La Quinta
geography and empowered and equipped to initiate complaint resolution
immediately. (See previously).
•Increase field enforcement staffing by at least two full time STVR trained
officers available for immediate dispatch during times of need. (See
previously).
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Appendix 2 – Recommendations on Violations
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City of La Quinta STVR Committee
Recommendations on Violations
This report contains specific recommendations on violations unanimously approved by the
Enforcement Subcommittee.
In generating these recommendations, the Subcommittee has considered the relative impact of
violations including - but not limited to - three primary areas:
•Impact on the ability of the City to effectively regulate and manage STVR Properties
•Impact of a compliance violation on neighboring properties
•Aligning the interests of an STVR homeowner with the interests of the neighborhood.
The Subcommittee believes the magnitude of fines assessed should be strong enough to act as a
behavioral modifier with respect to future conduct, with the three most serious offenses being:
•Operating without a permit (bypassing the regulatory process altogether)
•Noise and personal conduct violations (neighborhood and quality of life disruption)
•Serial offenses (repeated violations)
Research indicates the vast majority of STVR properties comply with existing regulations,
however the relative few that do not tend to result in highly visible and disruptive behaviors that
impact neighborhood quality of life and require significant City resources to manage. It is
therefore prudent to ensure the fine structure is sufficient to discourage future activity.
These recommendations are consistent with adjacent Coachella Valley Cities STVR fine structures.
1.General STVR Violations (Noise / Parking) –
•First Violation: $1,000
•Second Violation: $2,000 + Suspension of STVR permit for a period of not less
than 30 days and not more than 1 year
2.Operating a STVR without a valid short-term vacation rental permit –
•First Violation: $4,000 + Suspension on applying for a STVR permit for a period
of not less than 30 days (with every additional day being an offense)
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•Second Violation: $6,000 + Suspension on applying for a STVR permit for a
period of not less than 1 year (with every additional day being an offense)
3.Failure to respond within the defined timeframe in person or by phone –
•First Violation: $2,000
•Second Violation: $2,000 + Suspension of STVR permit for a period of not less
than 30 days
4.Exceeding Occupancy Limits without a permit –
•First Violation: $2,500
•Second Violation: $5,000 + Suspension of STVR permit for a period of not less
than 30 days
5.The City will notify all adjacent properties as indicated in the illustration below in the
event an STVR permit is revoked for any reason or any length of time.
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Appendix 3 – Recommendations on Permitting
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City of La Quinta STVR Committee
Recommendations on Permitting
The Subcommittee on STVR Licensing has been formed to frame issues and make
recommendations relating to licensing of STVR properties in the City.
Discussion
The City of La Quinta currently has a single class of license for all types of STVR properties.
Criteria for obtaining a permit is the same irrespective of the type, size, rental capacity or
management arrangements for a property. The Committee believes the hosting community can
be better served by accommodating two types of licensing, based on how the property is
managed.
Homeshares:
Homeshare properties are rentals where the property owner hosts visitors in the
owner’s home, while the owner lives on-site and is in the home throughout the visitor’s
stay.
Homeshare hosts are resident on the property and tend to rent out a room or two
rather than the entire residence. Because they are full time residents, they are viewed
as neighbors by adjacent property owners:
•Because they are resident, they are immediately contactable at all hours and
therefore they promote a neighborhood “look and feel”.
•They can directly observe and effectively manage all rental activities.
•Rental rules and any other renter behavioral requirements are explained in
person (i.e. there is personal and direct information transfer).
Compliance is monitored continually (by the resident homeowner), so any conduct or
other behavioral issues can be managed in real time. Because of this, issues are
addressed before they become problematic from a neighbor or community perspective.
STVR’s:
STVR properties are properties where the Owner is not living on-site and in the home
throughout the visitor’s stay.
STVR hosts are not resident on the property for the entire duration of the renters stay
and are managed by non-resident property owners or property management firms who
may be available locally or out of the area. These properties may be viewed by
residents/neighbors (and possibly renters) as commercial enterprises.
City of La Quinta Ad-Hoc STVR Committee
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•Property oversight is by the remote homeowner or engagement of a property
management firm.
•Because there is limited interpersonal contact, compliance is not monitored in
real time, and notification to the homeowner or property manager is only made
after disruption has occurred and a complaint has been made.
•These properties require a disproportionate amount of City resources for
compliance enforcement. (Copy of STVR Administrative Citations January 2019
to July 2020 08282020[1].xlsx).
Recommendations
The Committee believes it appropriate to make the following recommendations:
1.Short Term Rental permits shall be separated into two types of permit categories:
Homeshares and STVR Properties - as defined above.
2.Minimum Stay requirements:
a.In the case of Homeshares, the Subcommittee does not recommend
implementation of a minimum stay requirement.
b.In the case of STVR’s, the Subcommittee recommends a two-night minimum stay
requirement.
3.Neighbor notification of a new permit or permit renewal:
a.As part of the permitting process, the applicant shall notify (at their expense)
adjacent property owners of their receiving a permit to operate. For the
purposes of notification, the term adjacent property will include all properties
surrounding the licensed property as shown in Figure 1 below.
b.If the subject property is in a HOA community, the applicant shall also notify (at
their expense) the Homeowner Association.
c.The permittee shall provide complete documentation regarding rules and
regulations pertaining to the rental to the adjacent properties described in 3(a)
and 3(b) above. This shall include complete copies of any City recommended
documents, contact information for the owner and any designated
representative(s), as well as contact details for the City complaint hotline.
d.The permittee shall provide to the City proof of service and HOA notification (if
applicable) to adjacent property owners as described above, in the form of
registered mail receipts or an affidavit certifying service.
4.Property Inspection:
a.Virtual inspection: The City shall prepare, and supply to the applicant, a list of
requirements that are necessary for property evaluation. The applicant shall
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provide photographic and any other supporting evidence that these
requirements have been met.
b.Physical Inspection: The licensee shall make the property available for a physical
inspection upon notification from the City. City inspection shall be at the sole
discretion of the City and any fees will be paid for by the applicant homeowner
5.Costs of Program Administration.
a.All costs associated with administering the program should be fully covered by
the permit/licensing fees.
b.Homeshare permit fees should therefore be less than STVR permit fees.
6.Permits shall not be transferrable.
7.The City shall prepare an integrated, comprehensive relational database of permittees
and applicants. This data framework shall allow for on demand statistical analysis of all
aspects of the STVR program, including but not limited to: contact information for the
owner and designated emergency contact or property management firm, types of
permit, density in relation of adjacent properties, history with details on complaints
and/or citations, and any other fields necessary for the effective enforcement and
reporting on the STVR program.
8.The address of properties having suspended permits shall be published on the City STVR
website, together with the duration of the suspension.
9.In the event a property owner is cited for operating without a permit, a period of not
less than 6 months shall pass before the owner can apply for a permit. In the event a
property owner is cited a second time for operating without a permit, that owner shall
not be eligible for a permit at all.
The Subcommittee debated reinstatement options for suspended permits. That is, should the
permit be automatically reinstated at the end of a suspension period or should the owner be
required to reapply for a new permit. The Subcommittee did not reach a consensus on this
issue. The Subcommittee felt the issue should be considered in the context of Density
Subcommittee recommendations and the level of desire to achieve a more rapid achievement
of the density recommendations.
City of La Quinta Ad-Hoc STVR Committee
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Figure 1: Adjacent properties requiring notification of a permit being granted:
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Final Report & Recommendations Rev 3
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Appendix 4 – Recommendations on Occupancy Density
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City of La Quinta STVR Committee
Density - Recommendations on Occupancy Density
The Subcommittee on STVR Density has been formed to frame issues and make
recommendations relating to occupant and property density concentrations of rental properties
in the City.
There are two questions regarding Density:
•Occupancy Density: The number of occupants that are permitted to occupy a given rental
property.
•Property Density: The number of STVR properties as a percentage of total properties in a
geographic area
This recommendation is part 1 of 2 and addresses only the issue of Occupancy density. The
Subcommittee continues to work on part 2 of 2 – recommendations on Property density.
The Subcommittee is recommending Ad-Hoc Committee adoption of the following:
Part 1. Occupancy Density
Discussion
Occupancy caps can be used to manage renter behavior and help preserve neighborhood
residential characteristics. The City has daytime and overnight residential limitations on STVR
properties; however, issues continue to arise from certain properties where heavily populated
gatherings result in neighborhood disruptions from excessive noise or other personal conduct
issues (“party houses”).
Noise and personal behavior violations resulting from high occupancy events are very visible
within the community as they tend to disturb neighbors within a wide radius of the subject
property for extended periods. The high visibility and resulting severe adverse community
reaction towards these properties often masks the majority of peaceful neighborhood STVR
businesses.
Citation statistics confirm the noise issue is worse for properties that have absentee owners or
managers. This is because an onsite owner/manager is able to directly and expeditiously
supervise the property in real time by limiting the occupancy or other renter behavior (and
therefore noise generated) of a property.
City of La Quinta Ad-Hoc STVR Committee
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Properties where there is no onsite supervision have a more difficult time managing the
numbers of people on property as they are in most cases only alerted to the issue after it
becomes problematic.
For reference, the current ordinance allows the following occupancy:
Number of Bedrooms Total Overnight Occupants* Total Daytime Occupants
(Including Number of
Overnight Occupants)**
0 - Studio 2 2 - 8
1 2 - 4 2 – 8
2 4 – 6 4 – 8
3 6 – 8 6 – 12
4 8 – 10 8 – 16
5 10 – 12 10 – 18
6 12 – 14 12 – 20
7 14 14 – 20
8 16 16 – 22
9 18 18 – 24
The Committee recommends the following occupancy levels:
Number of Bedrooms Total Overnight Occupants* Total Daytime Occupants
(Including Number of
Overnight Occupants)**
Studio 3 (1 must be child under 12) 6
1 4 (2 must be children under
12)
6
2 4 8
3 6 10
4 8 12
5 10 14
6 12 16
7 14 18
8 or more 16 18
* Overnight (10:01 p.m. – 6:59 a.m.)
** Daytime (7:00 a.m. – 10:00 p.m.)
Note: Occupancy levels exceeding these numbers will require a Special Events Permit.
There are several factors for recommending these changes to occupancy limits:
City of La Quinta Ad-Hoc STVR Committee
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•Accommodation has been made for a single family with children under 12 in Studio and
one bedroom rentals
•Occupancy ranges are not necessary because the concept of a limit implies only the
highest number is relevant.
•Occupancy ranges may be confusing from an enforcement and STVR renter perspective.
•The recommended occupancy levels are consistent with other desert communities.
•Reasonable and fair accommodations are made with respect to the number of
additional daytime visitors, while also respecting a neighbors’ right to quiet enjoyment,
privacy and safety.
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Appendix 5 – Recommendations on Property Density
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City of La Quinta STVR Committee
Density - Recommendations on Property Density
The Subcommittee on STVR Density has been formed to frame issues and make
recommendations relating to occupant and property density concentrations of rental properties
in the City.
There are two questions regarding Density:
•Occupancy Density: The number of occupants that are permitted to occupy a given rental
property.
•Property Density: The number of STVR properties as a percentage of total properties in a
geographic area
This recommendation is part 2 of 2 and addresses only the issue of property density. The
Subcommittee has previously submitted recommendations for Part 1: Occupancy Density.
The Subcommittee is recommending Ad-Hoc Committee adoption of the following:
Part 2. Property Density
Discussion
Residential neighborhoods are social communities because the people that live in them
commonly talk and interact with each other. A neighborhood is commonly defined as “the
spatial units in which face-to-face social interactions occur—the personal settings and
situations where relationships develop, and residents seek to realize common values, socialize
youth, and maintain effective social control.” For this reason, neighborhoods are often zoned to
exclude commercial businesses or industrial development.
In 2012, La Quinta passed an ordinance to allow appropriately permitted homes to operate as
business entities in residential zones (STVR Ordinance 3.25). While ordinance has been
amended as the STVR business has evolved, the rapid increase of commercial enterprise has
had an impact on the residential nature of the neighborhood.
If it is desired to maintain a sense of community (i.e. neighborhood “look and feel”), there
should be a balance between STVR properties and residential properties such that enough
residential properties are preserved to maintain that sense of community.
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STVR’s by nature comprise transient occupants who are not resident in the community long
enough to establish relationships capable of building community. High concentrations of STVR’s
with significant transient occupancy rates result in areas becoming commercial zones rather
than residential neighborhoods. An additional concern is the ‘clustering’ of STRs in some areas
which overburden some neighborhoods.
Preservation of a neighborhood (and sense of community) will therefore depend on effectively
managing the balance between STVR density/clustering and residential properties.
Significant research by the Subcommittee (including review of STR codes, densities, allowances,
restrictions in the Coachella Valley, as well as other like cities) has revealed the short-term
rental community can be subdivided into two constituent groups - Homeshares and STVR’s:
Homeshares:
Homeshare properties are rentals where the property owner hosts visitors in the
owner’s home, while the Owner lives on-site and in the home throughout the visitor’s
stay.
Homeshare owners are resident on the property and tend to rent out a room or two
rather than the entire residence. Because they are resident, they are viewed as
neighbors by adjacent property owners:
•They are immediately contactable at all hours and therefore they do not detract
from the neighborhood “look and feel”.
•They can directly observe and effectively manage all rental activities in real time.
•Rental rules and any other renter behavioral requirements are explained in
person (direct information transfer).
•Compliance is monitored continually, so any conduct or other behavioral issues
can be managed in real time.
STVR’s:
STVR properties are properties where the Owner is not living on-site and in the home
throughout the visitor’s stay.
STVR owners are not resident on the property and may be managed by absentee
property owners or property management firms. These properties may be viewed by
residents/neighbors (and possibly renters) as commercial enterprises.
•Property oversight is by the remote homeowner or engagement of a property
management firm.
•While renters do sign contracts, because there may be limited interpersonal
contact, they may not be adequately vetted immediately prior to occupancy.
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•Compliance is not monitored in real time, and notification to the homeowner or
property manager is only made after disruption has occurred and a complaint
has been made (~75% of citations are to non-resident owners). The desired goal
is to prevent the complaint altogether.
Because of these critical differences, the Committee believes it appropriate to make the
following recommendations:
10.For the purposes of property density recommendations, Short Term Rental properties
shall be separated into two categories: Homeshares and STVR Properties - as defined
above.
11.In the case of Homeshares, the Subcommittee does not recommend implementation of
density limitations at this time.
12.In the case of STVR’s, the Subcommittee recommends that STVR permits be limited to:
a.For single family residences, one STVR property per 300 feet radius of a
previously permitted property.
b.For condominium complexes consisting of four or more units, two STVR
properties per 300 feet radius.
13.Tourist Commercial Zones should be exempt from density limitations.
14.The Subcommittee was able to achieve consensus on how these density
recommendations should be implemented:
a.Approve pending and new applications that comply with the density
requirement above
b.Properties that have their permits suspended shall be required to reapply for a
permit and be subjected to the density recommendations
c.Phasing in density limits to existing STVR’s that do not comply with the density
requirement with renewals effective in 2022
An example of the recommended property radius is shown below (La Quinta Cove). Note radius
is measured from the property boundaries.
City of La Quinta Ad-Hoc STVR Committee
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Figure 3 Illustrative example of La Quinta Cove with proposed 300 foot density recommendation
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Appendix 6 – Recommendations on Marketing
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City of La Quinta STVR Committee
Recommendations on Marketing
Discussion
Recognizing that the quiet enjoyment of neighbors is critical for success of the La Quinta STVR
program, the Marketing Sub-committee is recommending an immediate focus on 5 key areas
that should be implemented quickly to improve compliance by all stakeholders, as well as
educating and gaining confidence of the neighbors of STVRs.
Recommendations
Compile and Distribute Host Checklist:
This checklist should be compiled and pushed to Hosts via the MuniRevs email list and
posted in MuniRevs as a task to be completed and tracked. The priority would be
distribution to owners and managers of known problem properties.
The goal of the checklist is to educate Hosts on best practices they should implement
immediately to ensure guests are informed and neighbors' interests are being
considered. The Checklist should include items required by city code, and
recommendations for other specific items that will enable a responsible Host to manage
expectations before problems occur.
Update Good Neighbor/Good Guest Brochure:
The Good Neighbor Brochure should be updated and strengthened by the City marketing
staff. The sub-committee has offered additional suggestions to make it even more
useful for Hosts, including renaming it the Good Guest brochure, making it a one-sided
sheet for easy posting and formatting for durability in a vacation rental.
The Sub-Committee also recommends a second, Neighbor specific brochure be generated
to educate neighbors about when and how to open complaints - for example "Call about
This, Not That". The Neighbor specific brochure would be distributed to all homes in the
vicinity of a vacation rental as part of the neighbor notification requirement
recommended by the Permitting sub-committee.
Host Training & Best Practices:
City of La Quinta Ad-Hoc STVR Committee
Final Report & Recommendations Rev 3
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The sub-committee has recommended a draft guest on-boarding process for the purpose
of creating a Host Training Certification with live workshops and/or video training and a
Host testing platform.
The goal of this training is to improve hosting capabilities and guest management to
reduce complaints and drive compliance, resulting in fewer violations. This
recommendation supports other recommendations from the Permitting sub-committee
that Hosts complete training for permit renewal.
Violation Notice/Supplement:
Guests are often uninformed by Hosts and/or lacking intel about the noise orders and
expectations when occupying a vacation rental. The sub-committee recommends
creating a Violation Brochure/Letter issued to Guests at the time Code Enforcement or
the Sheriff visits the home in response to a complaint. Currently, Citations are issued to
Owners and not Guests.
The intent of this strongly worded 1-page document should be to inform the Guest that
a citation with fines may have been issued for which they may be financially responsible
as well and that any additional complaints may result in their immediate evacuation from
the property and the Host's license being suspended.
Create Welcome Guest Video:
The Subcommittee recommends creation of a “Welcome Guest Video” to be posted on
the City website and YouTube with a link (and/or QR Code) that can be easily shared by
Hosts to their guests as part of their pre-arrival on-boarding process.
The video should be brief and succinct, approximately 3-4-minute in length and will serve
to welcome guests to La Quinta while notifying them that we are a “Neighbors First
Community”, as well as addressing expectations about noise, parking, trash, and
occupancy. The video should also be shared via social media channels as part of a greater
STVR marketing strategy.
To facilitate timely distribution, a simple but professional card deck style recording with
interspersed stock video and professional voice-over could be created cost-effectively for
immediate roll-out - with a longer-range goal of replacing it when a professionally
produced is available. A QR code to view the video should be included in the Good Guest
brochure.
STVR Ad-Hoc Committee Member Submission
Some Additional Perspective
In the course of reviewing the Ad-Hoc Committee deliberations, work of the four Sub-committees and
their processes, as well as extensive community input, an additional area of opportunity has surfaced
with regard to data collection and management, enforcement pressure and culture and overall program
oversight. All of this suggests it may be time to look at how the program is managed given the significant
growth in recent years and the complex challenges that brings.
Data collection and management
Criticism about the data available to the committee was a recurring theme. While staff provided
multiple data sets from the software programs used to manage the program, analysis of the raw data
was absent and left to the sub-committees to complete. This surfaced the following issues:
•The software programs used to manage the program, MuniRevs, LodgingRevs, and GoRequest, are
not fully developed to capture the necessary data and produce reporting for properly monitoring
and measuring performance.
•The information that is being collected has multiple data hygiene issues including:
o The same licensee is listed with name variations in MuniRevs making each one appear as a
unique entity and therefore skewing reports that would quantify permits or citations per
licensee.
o The address entered into GoRequest for complaints and citations is not formatted
consistently making it difficult to quantify citations by address.
•The software programs cannot speak to each other for accurate and real-time reporting of the
relational data creating a high level of effort for staff to overlay the data sets.
o There is no primary key in GoRequest, such as permit number, to align with MuniRevs to
allow one to quickly and easily quantify complaints or citations by permitee or licensee.
•There is no dashboard and no set of on-demand reports from the software for staff to quickly and
proactively assess or explain problems with the program.
Enforcement Pressure & Culture
The Code Enforcement team has responsibility for more than 25,000 dwellings in the city, 5.3% of which
are STVRs. Typical code complaints are items that, while annoying, are not typically urgent. The players,
home owners, remain the same throughout the case and the goal, as describe by code staff, is to work
with neighbors to gain compliance. These cases can take days to years to resolve. These complaints
include:
•Property Maintenance/ Illegal garage conversions
•Illegal Dumping
•Vehicle Issues
•Graffiti & Vandalism
•Landscape & Weeds
CHAIRPERSON AND COMMITTEE MEMBER ITEMS NO. 2
STVR complaints are quite different. They often stem from properties that are over-occupancy and
operating without a license and include:
•After-hours noise & parties
•Guest behavior, including trash
•Excessive vehicles & parking
As evidenced by the vast amount of qualitative data received by the Ad Hoc committee from
neighbors of STVRs, neighbors desire urgent and immediate remediation for their peace and quality
of life. With STVR complaints, the players change every few days and therefore the goal must be
immediate behavior modification rather than compliance in time.
We would recommend that management examine whether the structure and culture of the Code
Enforcement department is properly aligned to anticipate and respond to STVR complaints for the
immediate remediation desired by neighbors.
Span of Control and Program Oversight
The STVR program has never fit neatly into any one department at the City. Over the years, as the
program has grown and changed, it has moved from the Finance Department to Community
Development and now to Design and Development with support from Community Resources for
enforcement. Today, it is being touched by 17 full-time employees across two departments.
Source: July 9, 2020 Committee Packet
Both directors overseeing the program have significant other responsibilities.
The Community Resources Director is responsible for:
•Code Compliance, including STVRs
•Human Resources
•Public Safety
•Emergency Services
Recreation Facilities & Programs:
•Wellness Center
•Museum
•Library
•Public Art
The Design & Development Director has primary oversight of the STVR program as well as:
•Building Division
•Planning Division
•The HUB (Permit & License Center)
1.Building Permits
2.Businesses Licenses- All Other
3.Film Permits
4.Garage Sale Permits
5.Special Event Permits
6.STVR Businesses Licenses (operators)
7.STVR Permits (homes)
It should be noted that the Planning and Building divisions were completely separate departments with
their own department directors until a re-organization a few years ago. The Hub also reports to this
department and handles STVR licenses and permits but they also process a whole host of other licenses
for residents and the business and development community.
Staff has made significant improvements to the STVR program and has grown it to generate $3.5 million
in transient occupancy tax last year, which likely would have been met or exceeded if not for the
pandemic and shut-down. But with more than 1300 homes now permitted, complaints have grown to
an all-time high and there is a heightened awareness of the issues STVRs bring that likely will not
disappear when the covid crisis is resolved. The City is effectively managing the program with a
committee of 17 full-time employees, none of whom are solely dedicated to the program, and the
ongoing comments from neighbors suggest a lack of confidence the city can quickly change the culture
of vacation rentals in the near term. For comparison purposes, the golf operation at SilverRock,
generates approximately the same amount of annual revenue yet has an entire team of nearly 50
dedicated to its management through a contract with Landmark.
To continue to generate the significant transient occupancy tax that STVRs deliver, while also
maintaining the balance our neighborhoods desire and quickly gaining the confidence of neighbors, we
would suggest that the time has come that the program would best be served with a dedicated
champion- a high-level manager with no competing responsibilities who is dedicated entirely to this
program. Based on the data and enforcement issues outlined above, we would urge the City to consider
a Manager/Ombudsman type individual possessing the following qualities:
•Collaborative with strong conflict management skills
•Strong Customer Service and Outreach skills to proactively follow-up with neighbors and HOAs
to understand and resolve community impacts with immediacy
•Strong analytical skills to turn data into information, spot data collection problems and the
ability to identify trends and make recommendations surfaced by reporting from software, Code
Enforcement and The Hub
•Economic development mentality who understands the importance of sustaining TOT
•Highly technical skills for understanding the digital tools and the ability to lead the continual
development of the software platforms so the City can keep pace with market and advertising
platform changes.
We would also recommend that the City consider assigning dedicated Code Enforcement officers to
report to this position, cross-trained to act as junior community ombudsmen, as an active and visible
presence in problem areas working closely with neighbors and hosts to shift the STVR culture in our
community.
WRITTEN
PUBLIC
COMMENTS
STVR AD-HOC
COMMITTEE
MEETING
DECEMBER 3, 2020
From:
To:Lori Lorett
Cc:
Subject:STVR PROPERTY DENSITY CONCERNS
Date:Tuesday, November 10, 2020 12:24:43 PM
Attachments:image001.png
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** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or
responding to requests for information. **
Lori,
I wanted to provide the city of La Quinta’s city council and STVR sub committee an illustration of the number of STVR properties that
would be out of compliance at time of renewal. The data points were provided from; STVR Report is current as of October 30, 2020 and it
contains all Active & Suspended STVR permits as of this date. This map used the address’s from the list provided, a 300 ft radius to each address,
with a red ring to surround the radius. The purpose of these illustrations are to show how drastic this suggested property density code is and how
much this would affect the city and community by implanting these restrictions. Please keep in mind that many of these properties rely on the
income, and pay the proper imposed taxes to the city. It is frightening what would happen if the city were too discontinue renewing these
licenses, and prevent new applications. The city would lose a large amount of the TOT and create a sell off of the properties that would normally
rely on this rental income. I propose that these or similar maps be included as illustrative purposes, for all future property density decisions, as
these drastic changes would have huge fiscal consequences for the city of La Quinta, and all property owners within the city.
STVR PROGRAM AD-HOC COMMITTEE MEETING - DECEMBER 3, 2020 - PUBLIC COMMENTS BY RESIDENT PATRICK HARLOW
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - RELATED TO STVR
STVR PROGRAM AD-HOC COMMITTEE MEETING - DECEMBER 3, 2020 - PUBLIC COMMENTS BY RESIDENT PATRICK HARLOW
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - RELATED TO STVR
I can help you!
Patrick Harlow
Mortgage Loan Originator
Stearns Lending, LLC | | Stearns.com/PHarlow
Stearns Lending, LLC is an Equal Housing Lender
STVR PROGRAM AD-HOC COMMITTEE MEETING - DECEMBER 3, 2020 - PUBLIC COMMENTS BY RESIDENT PATRICK HARLOW
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - RELATED TO STVR
From:
To:Lori Lorett
Subject:Short term rental recommendation for Ad-Hoc Committee
Date:Wednesday, November 11, 2020 11:10:07 AM
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Hi Lori, Can you please pass this along to the Ad-Hoc Committee?
I’m currently a short term rental host with a local property manager managing the house and guests when they
arrive. I have noise aware and monitor the noise outside so I know when guests are playing music outdoors. I
communicate the "no amplified sound" executive order to my guests prior to their booking and prior to their arrival,
but some guests think they can play music outside at a “reasonable level” anyway. Even when I text them to stop
playing music outside, many times they think it is not a problem and will continue to play music.
The problem I see with the current enforcement is that the guests are not being held accountable with the city. Yes,
I can make them sign a contract that says they must pay me back if they break the rules, but that is difficult for me to
pursue. If a guest commits any other crime like theft, or assault, the guest is arrested and held accountable. I think
guests should be held accountable to the rental laws in the same way in regards to citations.
My suggestion would be to have guests sign an on-line waiver that explains the noise and occupancy requirements.
In a perfect world and aided with technology, code enforcement would be able to look up an address to see if a
waiver was signed by the guests. If a waiver was signed, then the burden of the citation would be on the guest, not
the host. If a waiver was not signed, then the burden of the citation would be on the host for not communication the
laws and requirements. As a host, I personally would not let a guest stay at my property without signing such a
waiver.
Best,
Andy
STVR PROGRAM AD-HOC COMMITTEE MEETING - DECEMBER 3, 2020 - PUBLIC COMMENTS BY RESIDENT ANDY MYERS
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - RELATED TO STVR
From:
To:Lori Lorett
Cc:
Subject:Written Public Comments for La Quinta"s STR Program
Date:Wednesday, December 2, 2020 8:06:41 AM
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Lori,
I would like to submit written comments in favor of La Quinta's STR Program. Can you
confirm receipt when you have a chance? Here is the requested info, per the website:
1)Full Name: Brent Lamb
2)City of Residence: La Quinta
3)Phone Number:
4)Public Comment
5)Subject: Written Public Comments in Favor of La Quinta's STR Program
6)Written Comments: "My wife and I rely on the income we receive in renting
out our house to short term renters to support our family, especially since
I recently lost my job due to covid layoffs. We understand that there are
some issues with some STR permit holders, but the minority of STR
holders who are causing issues should not jeopardize the STR program for
the majority of folks who are respectful and abide by the rules. We ask
that you please consider this, as well as the the impact that not allowing
STRs will have on our La Quinta community, such as the further impact to
small businesses, and devastating loss of tax revenue that our schools rely
on, our police and fire departments, city workforce, infrastructure, jails,
parks, and countless other public and municipal services and resources
that our hard working residents rely on.
We support more stringent rules for STRs to alleviate the issues caused by
the rise in vacation rentals from the pandemic. However, the pandemic will
come to an end and the rate of vacation rentals will normalize, but the
decisions that are made by this committee will have a lasting impact on
our community and the people that rely on short term rental income. Let's
work together to solve these issues with calm and respectful reasoning.
Thank you for your consideration."
STVR PROGRAM AD-HOC COMMITTEE MEETING - DECEMBER 3, 2020 - PUBLIC COMMENTS BY RESIDENTS BRENT LAMB
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - RELATED TO STVR
From:
To:Lori Lorett
Subject:Written Comments STVR Ad-Hoc Committee
Date:Wednesday, December 2, 2020 12:04:21 PM
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution
when opening attachments, clicking links or responding to requests for information. **
Steven Parker
La Quinta, CA
To: SVTR Ad-Hoc Committee
I wrote another letter to the City Council yesterday, and am writing to inform you once again
of the negative impact Short Term Hotel Businesses have on the quality of life for full time
residents. The last time I checked, we have approximately 25 of these businesses located on
my street alone. Oak Hill at PGA West.
That means we are surrounded by businesses full of an ever-changing array of strangers
24/7/365. That also means our life basically sucks all the time with misbehaving renters
breaking nearly every community rule in the book on a regular basis, and rarely being caught
or fined for their actions. Who knows if they are casing the place for future malfeasance, are
felons, or are worse than that. But there you have them. A rotating group of partying jerks
right next door, all day, every day.
I get it that if you people don't have to live with it, that it's easy to dismiss my complaints as "a
few bad apples". That is pure BS. This is a constant and ongoing issue that will never be
solved until rentals of less than 30 days are banished once and for all from the city of La
Quinta.
As soon as it is practical to so in regard to this pandemic, I hate to say this, but we are strongly
considering getting the hell out of PGA West and La Quinta because of the nightmare created
by these abominations impacting our lives.
Thank you.
STVR PROGRAM AD-HOC COMMITTEE MEETING - DECEMBER 3, 2020 - PUBLIC COMMENTS BY RESIDENT STEVEN PARKER
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - RELATED TO STVR
From:
To:Lori Lorett
Subject:Written Comments
Date:Wednesday, December 2, 2020 11:16:19 PM
** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution
when opening attachments, clicking links or responding to requests for information. **
1)Name- Mariam Avetisyan
2)City- La Quinta
3)Phone Number-
4)Agenda Number- Agenda #3- Density of Single Family STVRs
5)Subject Line- Density of Single Family STVRs
6)Written Comments:
Dear Committee,
Our house is a single family STVR and is the only STVR on our street. We have never had
any complaints and are in a very good relationship with all our neighbors. We do our job to
make sure our guests don't bother our neighbors. There is another single family STVR on a
parallel street which is on about 285 foot radius from our house. There are no other STVRs on
both streets or nearby. I have a few questions:
1. In our scenario, will my property be affected from the 300-foot radius density rule if these
two properties are the only STVRs?
2. The other STVR from the parallel street obtained their short term license a few months
before us. Which STVR property will be affected from this rule and when?
It seems that if the 300-foot radius rule passes, our property will be wrongfully punished.
Please advise.
Thank you in advance,
Mariam
STVR PROGRAM AD-HOC COMMITTEE MEETING - DECEMBER 3, 2020 - PUBLIC COMMENTS BY RESIDENT MARIAM AVETISYAN
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - RELATED TO STVR
POWER POINT
STVR AD-HOC
COMMITTEE
MEETING
DECEMBER 3, 2020
STVR Program Ad-Hoc Committee Meeting December 3, 2020
1
SHORT-TERM
VACATION RENTAL
PROGRAM AD-HOC
COMMITTEE
December 3, 2020
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STVR Program Ad-Hoc Committee Meeting December 3, 2020
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REPORTS AND INFORMATIONAL ITEMS:
REVIEW TIMELINE
OF COMMITTEE
RECOMMENATIONS
TO CITY COUNCIL
CHAIRPERSON AND COMMITTEE MEMBER ITEMS
ITEM NO. 1
REVIEW CHAIRPERSON
FINAL REPORT
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STVR Program Ad-Hoc Committee Meeting December 3, 2020
3
CHAIRPERSON AND COMMITTEE MEMBER ITEMS
ITEM NO. 2
REVIEW COMMITTEE
MEMBER ADDITIONAL
PERSPECTIVE
THANK
YOU FOR
COMING!
THE CITY OF LA QUINTA WOULD LIKE TO THANK YOU FOR YOUR PARTICIPATION IN THE STVR PROGRAM AD-HOC COMMITTEE!
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