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City Council <br />Meeting Minutes November 3, 2021 <br />on the behavior of each individual short term rental instead of using a broad <br />brush. He stated the City uses a service called Host Compliance to identify <br />STRs and the City has an estimated 56 local STRs. Mr. Carr mentioned that <br />the ordinance development will rely on industry best practices and review of <br />municipalities that have effective and fair programs. <br />Mr. Carr mentioned staff is working on creating a behavior matrix and what <br />actions will be taken based on poor behavior, increasing information required <br />for permitting, increasing tenant notification requirements, clearly defining <br />events that are appropriate and non disruptive, create standards for permit <br />denial, suspension and revocation along with an appeal process, identify <br />methods to address parking related issues, implementing methods for <br />neighbors to report poor behavior, advise of inspection requirements and <br />engaging with STR owners and neighborhoods on new ordinance. <br />The first and main question is whether to open the program to include <br />non -owner -occupied properties. The issue is that this is hard to determine, <br />from the enforcement side. He mentioned the most common model is for an <br />entire home to be rented and most rentals have good owners with no problems <br />reported. He recommends implementing behavior -based enforcement with <br />consequences that should prove to be efficient and effective. <br />Staff recommendations include non owner occupied properties with tighter <br />restrictions. Staff recommends creating a tiered system with tier 1, owner <br />occupying STR (longer renewal period, more allowed in neighborhood) and <br />tier 2, a non owner occupied STR (increased inspections, more restrictive event <br />rules, numbers in neighborhood regulated, local contact required). <br />Implementing behavior based enforcement with consequences should prove <br />more efficient and effective. <br />Mr. Carr stated the recommendation for number of short term rental (STRs) <br />allowed on a parcel would need to be considered that a parcel as one unit for <br />"no more than one unit allowed." He stated under the current ordinance it <br />allows owner to own one STR. Staff recommendation is to keep this restriction <br />and define owning one parcel with STRs instead of one STR. That would allow <br />someone to rent a house and accessory dwelling unit if they have one. <br />Mr. Carr stated the recommendation to address occupancy issues is to limit the <br />number of rooms allowed to be rented. He mentioned staff recommendations <br />is to use behavior -based enforcement to address behavior issues, use property <br />maintenance code for occupancy based on the structure and put a top cap on <br />City of San Marcos Page 2 <br />