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HomeMy WebLinkAboutPlanning 2018-08-23 ITEM 6 - ZONING CODE AMENDMENTS: SHORT TERM RESIDENTIAL RENTALS - STAFF REPORTS TAFF R EPORTTOTHE P LANNING C OMMISSION P REPARED A UGUST 12,2018 FILENUMBERS:L18-0045ShortTermRentalCodeAmendments REQUEST:ReviewandreviseTukwila’sregulationsrelatingtotheuseofpropertyforthe purposesofshorttermrentalandmakearecommendationtotheCityCouncil. LOCATION:Citywide PUBLICNOTICE:Emailsweresenttotheinterestedpartieslistandcontactswithintheshort- termrentalindustry. STAFF:NoraGierloff,DeputyDCDDirector CharlotteArcher,CityAttorney ATTACHMENTS: A.RentalHousingInspectionChecklist B.ResponsefromotherCitiesaboutShortTermRentals C.Neighboringjurisdictions’currentrentalstandards D.PortlandShortTermRentalRegulationAudit B ACKGROUND DuringtheCityCouncilupdatetoaccessorydwellingunit(ADU)regulationstheCouncilrequesteda reviewofregulationofshort-term(definedasaperiodoflessthanthirtydays)residentialrentals.This wouldnotincludecommercialpropertiesusedforthepurposesofshort-termandextended-stay housing,suchasmotels,hotels,andextendedstaymotels.Thisreviewfocusedontherentalofsingle- familyandmulti-familyresidences,aswellasADUsviaanonlinemarketplacesuchasHomeAway, VacationRentalByOwner(“VRBO”)orAirBnB.TheintentionwastoassesstheimpactoftheCity’s currentregulationsanddetermineifnewregulationsareneededtomeettheCity’spolicygoals. 1 Tukwila’scurrentstandardsforshorttermrentalsincludeaprohibitiononrentalofmulti-family dwellingsforlessthan30days.Thereisnorestrictionontheuseofsingle-familydwellingsormobile 1 Thefollowingareconsideredoutsidethescopeofthisproject,astheydonotinvolvetheuseofaresidentialdwellingunit forshort-termrentalpurposes:AssistedLivingFacilities(TMC18.06.058);ContinuingCareRetirementCommunities(TMC 18.06.170);Convalescent/NursingHomes(TMC18.06.173);CorrectionalInstitutions,includingtransitionalhousing(TMC 18.06.178);Extended-StayHotelorMotels(TMC18.06.287);Hotels(TMC18.06.440);Motels(TMC18.06.585);Secure CommunityTransitionalFacilities(TMC18.06.706);SeniorCitizenHousing(TMC18.06.708);andShelters(TMC18.06.743). 1 45 L18-0045ShortTermRentalRegulationUpdate Page2 homesinmobilehomeparksasshort-termrentals.TheAccessoryDwellingUnitordinanceadoptedby theCouncilprohibitsrentalofADUsforlessthan30days. Tukwila’sResidentialRentalBusinessLicenseandInspectionProgram,codifiedatChapter5.06ofthe TukwilaMunicipalCode(TMC),establishesanannualrentallicensurerequirementforall“units” intendedforrent.Eachdwellingunitmustbeinspectedforlifesafetyissueseveryfouryears,see AttachmentA.Thecodeissilentaboutwhetheritappliestoshort-termrentals;inpractice,theCityhas notreceivedrentallicenseapplicationsforshort-termrentals. OnJune28,2018thePlanningCommissionheldapublichearingontheshort-termrentalissue.They heardpublictestimony(seemeetingminutes)andaskedstafftoreturnwithadditionalinformation relevanttothediscussion.ThisstaffreportbuildsontheinformationincludedintheJunePacket. D ISCUSSION SomeoftheinformationthatthePlanningCommissionrequestediscontainedinthisstaffreportand attachments.Remainingitemsinclude: Citylodgingtaxrevenuefromshorttermrentals–AirBnBistheonlycompanythatremitstax forshorttermrentalssowecannotgiveanexactnumberbutitisaminorpercentageofthe City’slodgingtaxrevenues. Impactofshort-termrentalsonthehotelmarket–Thisisdifficulttodetermine,howeverthere are650hotelroomseitherrecentlyconstructedorinthedevelopmentpipelineinTukwila.This indicatesthatoccupancyratesofexistinghotelsarehighandnewhotelscontinuetobeseenas aprofitableinvestment.ItappearsthatTukwilahasatmostfewdozenshort-termrentals. Caponrentals–Somejurisdictionsplacealimitationonthenumberofshorttermrentalunits anindividualmayoperate,soastorestrictthecommercialoperationofshorttermrentals.City ofSeattle,forexample,requireseachoperatorobtainapermitandthatpermitallowsthe operatortooperatetwodwellingunitsforshort-termrentaluseforthefirstyearofoperations. Afterthefirstyear,theoperatoriseligibletoaddathirdunit,solongasthethirdunitisthe 2 operator’sprimaryresidence. Impactstolongtermrentalmarket–TheHarvardLawandPolicyReviewarticlelinkedintheJune packetassertsthatthehigherprofitabilityofshorttermrentalsincentivizesremovalofunitsfrom thelongtermrentalmarketandmayincreaserentsintighthousingmarkets.However,thepublic testimonyatthelastmeetingindicatedthatsomelandlordshavechosenshorttermrentalsfor reasonssuchasflexibilityorintermittentneedforthespaceandwouldbeunlikelytoputthe unitintolongtermrental.Staff’srecommendationtolimitshorttermrentalstopartialunits (bedroomwithinalargeroccupiedhouse)wouldpreventwholeunitsfrombeingremovedfrom thelong-termrentalmarket. 2 SeattleCityCouncilOrd.125490(availableat http://seattle.legistar.com/View.ashx?M=F&ID=5707790&GUID=6EE24175-0711-4616-8260-6C0A0116FE1E) 1 46 L18-0045ShortTermRentalRegulationUpdate Page3 LLCquestion–TheCitycannotprohibittheownershipofresidentialpropertiesbyabusiness entity,suchasalimitedliabilitycompanyorcorporation.However,assumingthegoalofthe PlanningCommissionistolimitcommercialoperationofshorttermrentals,thereareothertools available.Forexample,CityofSeattlerequiresadditionalinspectionandpermitting“\[i\]fthe short-termrentalisnotwithin\[thepermitee’s\]ownhome,\[thepermitee\]mustregisterwiththe 3 City’sRentalRegistrationandInspectionOrdinanceprogram(RRIO).” Enforcement–ArecentauditofPortland’sshort-termrentalregulationsshowslowcompliance anddifficultenforcement,seeAttachmentD.Issuesincludealackofinformationfrombooking agentssuchasAirBnB,unwillingnessofbookingagentstoenforceCityregulationssuchas licensingrequirementsfortheirlistings,cost/effortonthepartofhoststocomplyandareactive approachtoenforcement.IfPortland,withanestimated4,600AirBnBlistings,hasbeenunable toenlistbookingagentsinassistingwithcomplianceitwilllikelyalsobeachallengeforTukwila. PolicyOptions Again,theCitycurrentlyprohibitstheuseofmultifamilyproperties(includingduplexes,triplexes, townhouses,apartmentsandcondominiums)andADUsforshorttermrentalpurposes.TheCity currentlypermits(byalackofregulation)theuseofsinglefamilyresidential(SFR)propertiesforshort termrentalpurposes.Movingforward,theCitycantakeawidevarietyofapproachesonthistopic,the benefitsofwhicharediscussedbelow.Thefollowingmatrixisintendedtoflagthe“levers”theCitycan 4 moveonthistopic,inordertoformulateapolicythatbestservestheCityofTukwila.Staff’s recommendationislistedbeloweachissue. 1.PermittingtheUseofResidentialPropertiesforShortTermRentalPurposes. ThethresholdquestiononthistopiciswhethertheCitywouldliketoregulatetheuseofresidential propertiesasshorttermrentals.PerdirectionfromthePlanningCommission,thefollowingthree optionsrepresentthreealternativeapproaches: TopicOption1(StatusQuo)Option2Option3(Most Permissive) ToallowshorttermForSFRonly,entireForSFRplus2-4unitAllresidential rentals…houseand/orbuildingsinLDRandproperties,excluding individualbedroomsMDR(notinHighmanufacturedhomes DensityResidentialorandRVsin mixedusezones)RV/Manufactured homeparks) 3 Availableat:http://www.seattle.gov/dpd/codesrules/commonquestions/shorttermrentals/default.htm 4 ItshouldbenotedthatanyproposedamendmentstotheTMCpertainingtotheCity’sexistingregulationsforshort-term rentalswillneedtoheedtwoconcernsthatwouldlikelynecessitateanexemptionfromanyproposedprohibitionontransient accommodations.First,adultfamilyhomes(AFH)couldarguablybeconsideredresidentialpropertiesusedforrental purposes;however,statelawprohibitstheCityfromenactingregulationsthatputuparoad-blocktotheplacementofAFHs inallareaszonedforresidentialpurposes.RCW70.128.010.Second,thesameanalysiswouldlikelyapplytoaresidence usedtohousepeoplewithdisabilities,includingtherecoveryfromadrugaddiction.SeeRCW36.70.990. 1 47 L18-0045ShortTermRentalRegulationUpdate Page4 TheCitycouldmaintainthestatusquobyexpresslypermittingtheuseofsingle-familyresidences(either asentire-houserentals,orpartial-houserentals)forshort-termrentalpurposes.Analternative discussedatarecentmeetingofthePlanningCommissionwouldbetoalsoallowshorttermrentalsfor somemultifamilyproperties,suchasduplexesandtriplexesintheLow,MediumandHighDensity ResidentialZones.Alternatively,theCitycouldopttopermittheuseofallresidentialdwellingunitsas short-termrentalproperties. StaffRecommendation:Allowpartialrentalssuchasabedroomwithinahouseorsmallmulti-family buildinginlowandmediumdensityresidentialzones.Thiswouldenableresidentstoearnadditional incomewhilepreventinginvestorsfromrepurposinghousingstockfortransientuses.Insertthe followingproposedcodelanguageintotheTMC: 18.60.XXXTransientaccommodations. “Transientaccommodations”meanstherentalofanyresidentialdwellingunitor portionthereofusedforthepurposeofprovidinglodgingforperiodsoflessthan 30days,forcompensation. ThisdefinitiondoesnotapplytoAssistedLivingFacilities,Convalescent/Nursing Homes,CorrectionalInstitutions,DiversionFacilities,DiversionInterimServices Facilities,Shelters,andDormitories. 18.06.247Dwelling,Multi-Family “Multi-familydwelling”meansabuildingdesignedtocontaintwoormoredwellingunits. Durationoftenancyinmulti-familydwellingsisnotlessthanonemonth. ZoningCodeTable18-6:LandUsesAllowedbyDistrict TransientAccommodations-PermittedinLDRandMDR Footnote:Onlypartialunitrentalswithinsinglefamily,duplex,triplexorfourplexstructures arepermitted.Theunit’slong-termowner/occupantmustbeinresidenceduringtherental period.Nomorethantwobedroomsperdwellingunitmayberented. 2.RequiringaLicensefortheOperationofaShort-TermRental. AsecondissueforthePlanningCommission’sconsiderationiswhetherthosewhooperateashortterm rentalshouldbesubjectedtoapermittingrequirement,akintotheownersandoperatorsoflongterm rentalsandbusinesses.PerdirectionfromthePlanningCommission,thefollowingthreeoptions representthreealternativeapproachesonthistopic: TopicOption1(StatusQuo)Option2Option3(Most Permissive) TorequirealicensetoNoneResidentialRentalBusinessLicense rentanentireBusinessLicenseand Inspection 1 48 L18-0045ShortTermRentalRegulationUpdate Page5 residentialunitona shorttermbasis… TorequirealicensetoNoneResidentialRentalHomeOccupation rentaroomwithinaBusinessLicenseandBusinessLicense residentialunitonaInspection shorttermbasis(for rentalsinanoccupied dwellingunit)… Currently,Tukwilarequiresthatbusinesses,includinghomeoccupations,obtainabusinesslicenseto operateinTukwilaandthatlandlordsobtainanannualrentallicenseforall“units”intendedforrent– thisisnotcurrentlyutilizedforshort-termrentalproperties.Currentlyshort-termrentaloperatorsare notobtainingeitherlicense. Incorporatingshort-termrentalsintotheResidentialRentalBusinessLicenseandInspectionProgram wouldallowtheCitytomonitortheuseofresidentialpropertiesforthispurpose,andtoensurethatthe subjectpropertiesareadequatelyaddressinglifesafetyissues.However,currentlythetraditional “roommate”arrangement(e.g.,longtermrentalofasingle-roomwithinanowner-occupieddwelling unit)isnotsubjecttotheCity’sResidentialRentalBusinessLicenseandInspectionProgram;yetthe majorityofshort-termrentalscurrentlyadvertisedintheCityinvolvetheshort-termrentalofasingle- roomwithinanowner-occupieddwellingunit. Itmaymakemoresensetorequirehomeoccupationbusinesslicensesforshorttermrentalsastheyare morecloselyrelatedtooperatingabusinessthananongoinglivingarrangement.Itmaybeachallenge toenforcethisrequirementastheCityreliesonself-reportingofrentalpropertiesinordertoachieve compliance,anditisdifficulttotrack-downnon-compliantpropertiesbutforthecomplaintsreceived fromneighbors. StaffRecommendation:Requirethatoperatorsofshort-termrentalsobtainaHomeOccupation BusinesslicensebyinsertingthefollowingproposedcodelanguageintotheTMC.IfthePCoptstoallow rentalsofentirepropertiesthehomeoccupationstandardswouldnotapply. 5.04.020Applicationsandfeesrequired A.ApplicationRequired. Anypersondesiringtoestablishorconductanybusinessenterpriseorundertakingwithinthe corporatelimitsoftheCityshallfirstapplytotheFinanceDepartmentforalicensetoconduct suchbusiness.TheapplicationshallbeuponaformfurnishedbytheFinanceDepartmenton whichtheapplicantshallstatethecompanynameandaddress;thenatureofthebusinessactivity oractivitiesinwhichhe/shedesirestoengage;theplacewherethebusinesswillbeconducted; thenumberofemployees,whetherfullorpart-time,onthepayrollasofJanuary1,or,ifanew business,thenumbertobeemployedontheopeningdate;theWashingtonStateUnified BusinessIdentifier(UBI)number;andotherinformationpertainingtothebusinessasrequired bytheCity.Ownersofresidentialrentalpropertyarenotsubjecttotheapplicationrequirements inthischapterbutshalladheretotheapplicationrequirementsinTMCChapter5.06,exceptfor 1 49 L18-0045ShortTermRentalRegulationUpdate Page6 operatorsoftransientaccommodationswhichshallrequireabusinesslicenseasahome occupation. 3.Owner-OccupancyfortheOperationofaShort-TermRental. AthirdissueforthePlanningCommission’sconsiderationiswhethertorequireanownerofashort-term rentaltooccupythedwellingunitduringtheperiodtheunitisbeingrented.Perdirectionfromthe PlanningCommission,thefollowingthreeoptionsrepresentthreealternativeapproachesonthistopic: TopicOption1(StatusQuo)Option2Option3(Most Permissive) RequireOwner-NorequirementRequireowner-Requireowner- occupancy…(Butmultiplebedrooms occupancyfortheoccupancyforallshort- maynotbe short-termrentaloftermrentals(thereby simultaneouslyrented roomswithinSFRs,prohibitingtheuseof underseparatelease ADUs,Duplexes,wholehouse/dwelling agreements,akintoa Triplexesand unitforshortterm BoardingHouse)Fourplexes rentalpurposes) Alternative:AllowNorequirementAllowowners/tenantsAllowowners/tenants tenantstooperate(Butmultiplebedrooms inSFRs,Duplexes,inallresidential short-termrentals maynotbe Triplexesandbuildingstooperate simultaneouslyrented Fourplexestooperateshorttermroom underseparatelease short-termroomrentalswithinan agreements,akintoa rentalswithinanoccupiedunit BoardingHouse)occupiedunit Alternative:AllowfullNorequirementRequirealocalRequireaproperty unitrentalswithapropertymanagermanagerintheregion local(within5miles)locatedwithin5milesavailable24hoursa propertymanageroftheproperty,daywhilepropertyis available24hoursausedasashort-term daywhilepropertyisrental(andidentified usedasashort-termtotheCitywithcontact rental(andidentifiedinformation) totheCitywithcontact information) Someofthenegativeeffectscitedbyopponentsofshorttermrentals(includingbutnotlimitedtonoise, parkingandrefuse)maybemitigatedbyrequiringthattheownerortenantoftheunitoccupyitduring aperiodofrental,whichwouldresultintheprohibitionofwholehouseandentiredwellingunitshort termrentals.Othercitieshavetakenalessstrictapproach,requiringowneroccupancyincertainsettings (e.g.,therentalofanattachedordetachedADUormultifamilyproperties),butpermittingtheuseof single-familyresidencesforwholehouserentalsaswellasshort-termbedroomrentals. 1 50 L18-0045ShortTermRentalRegulationUpdate Page7 Analternativetorequiringowner-occupancywouldbetoallowalocalpropertymanagertobe designatedandavailabletorespondtocomplaints.Kirkland,forexample,requiresapropertymanager locatedwithinCity-limitsatalltimesthepropertyisbeingusedasashort-termrental. StaffRecommendation:Requirethataroomofferedasashort-termrentalbewithinanoccupiedhouse butalloweitheranowneroranongoingtenanttobetheoccupant. 4.RestrictionsonOccupancy,ParkingandQuietHours. Thereareadditionalissuespertainingtotheimpactstoneighboringpropertiesoftenattributabletothe useofresidentialpropertiesforshorttermrentalpurposes,includingplacinglimitationsonthenumber ofoccupants,requiringadditionaloff-streetparkingspaces,andtheimpositionofquiethours.The followingalternativesrepresentoptionsforthePlanningCommissiontoconsideronthesetopics: TopicOption1(StatusQuo)Option2Option3(Most Permissive) LimitationonNolimitationLimitnumberofNolimitation occupancy…(Butmultiplebedrooms renterstotwo(2)per maynotbe lawfullyestablished simultaneouslyrented bedroom(numberof underseparatelease bedroomsaspermitted agreements,akintoa foroccupancy) BoardingHouse) AdditionalparkingNoadditionalparkingRequireoneadditionalNoadditionalparking required…required(exceptforoff-streetparkingrequired ADU,whichrequires1spaceforoccupied or2additionalspaces)propertiesutilizedas short-termrentals Quiethours…NolimitationbeyondSetquiethoursfromNolimitationspecific thosecurrentlyinTMC10pmto7am,limitingtoshorttermrentals 8.22noisecodeoutdoornoise pertainingtonuisanceattributabletorental noisesproperty AfewjurisdictionsinWashingtonhaveadoptedheightenedrestrictionsonthenumberofoccupants, noise(quiethours),off-streetparking,andotherissuesinordertoaddressconcernsraisedbyexisting short-termrentals.Forexample,SanJuanIslandCountyplacesacaponthenumberofrentersatno morethanthreeperbedroom,andrequiresadditionaloff-streetparkingforpropertiesusedasshort- termrentals. Totheextenttheseconcernsaredocumented,theCitycouldutilizetheseregulationstodirectlyremedy problempropertiesutilizedasshort-termrentals.Ongoingrequirementssuchasadditionalparking spaceswouldneedtobeverifiedthroughaninspectionprocess,possiblyaspartofalicensingprocedure. 1 51 L18-0045ShortTermRentalRegulationUpdate Page8 Enforcementofoccupancylimitswouldbedifficultabsentadmissionsbytheproperties’owners. ProducingevidencetoprosecuteaviolationwouldrequireobservationbytheCity’sCodeEnforcement Officers,likelyafter-hours.NoisecomplaintsarehandledbythePoliceDepartmentanditmaybedifficult toenforcestricterregulationsthanthestandardsintheexistingNoiseOrdinance. StaffRecommendation:Donotimposespecializedrequirementsonshorttermrentals.Thesewouldbe difficultandtime-consumingtoenforceandlowerthenumberofoperatorswhovoluntarilycomplywith licensingrequirements.Enforcingtherequirementtoprovideanadditionalparkingspaceforashort- termrentalwouldrequireasiteinspection.Withoutthecooperationofthebookingagentsregulating themaximumnumberofrentersperroomwouldbenearlyimpossible.TheNoiseOrdinancealready allowsthePoliceDepartmenttoenforcenoisefromresidentialusesthatisplainlyaudibleatadistance of50feet. 5.AdditionalCodeAmendmentsProposed. TheTukwilaMunicipalCodecurrentlycontainsprovisionsregardingpropertiesusedforshortterm rentalpurposes,suchasbedandbreakfastfacilitiesandboardinghouses,whichareantiquatedand ineffectual.Staffsuggestsmakingthefollowingamendmentstoaddresstheseissues. a.Removing“BedandBreakfast”asaPermittedUse. Currently,theCityhasnopermittedBedandBreakfastfacilities.ThedefinitionofBedandBreakfast facilityisoutofstepwiththeriseofAirBnBandotheronlinealternatives.Asthisprocesshasnotbeen usedbythecitizens,andcouldcreateconfusionwiththeproposedregulationsstaffrecommends removingBedandBreakfastLodgingandallrelatedregulationsfromtheTMC,asdepictedhere: 18.06.063Bed-and-BreakfastLodging “Bed-and-breakfast”meansanowner-occupieddwellingunitthatcontainsguest roomswherelodgingisprovidedforcompensation. TMCCh.18,Table18-6(atPg.8)5.Bedandbreakfastfacilities,provided:a.the manager/ownermustliveon-site,b.themaximumnumberofresidents,either permanentortemporary,atanyonetimeistwelve,c.twoon-siteparkingspaces fortheownerandpermanentresidentsandoneadditionalon-siteparkingspace isprovidedforeachbedroomrentedtocustomers,d.themaximumlengthof continuousstaybyaguestis14days,e.breakfastmustbeofferedon-siteto customers,andf.allnecessarypermitsorapprovalsareobtainedfromtheHealth Department. b.Modifyingthedefinitionof“BoardingHouse”toclearlyprohibittheminallzones. TheCityisawareofafewunpermittedBoardingHouseswithintheCityandthereareongoingcode enforcementcomplaintsrelatingtounpermittedBoardingHousesintheLDRzoningdistrict(wherethis useisprohibited).TheexistingdefinitionofaBoardingHousemakesthisregulationdifficulttoenforce, givenitsuseofundefinedtermslike“short-term”and“commercialbasis.”Similarly,thereisnocapon 1 52 L18-0045ShortTermRentalRegulationUpdate Page9 thenumberoftenantsthatmayresideinoneBoardingHouse,norequirementthattheBoardingHouse isowner-occupied,andtherearenootherrelevantregulationssuchashigherparkingstandards. PerthePlanningCommission’sinstruction,staffwouldrecommendthefollowingamendmenttothe TMCtoclearlyprohibitthesefromoperationwithintheCity: 18.06.073BoardingHouse “Boardinghouse”meansaresidentialbuildingorusedesignedtocontainone dwellingunit,whichprovideshousingonashorttermcommercialbasisformore thanonetenants,pursuanttomorethanoneLeaseAgreement,for compensation.Boardinghousesareprohibitedinallzones.Thefollowinguses areexcludednotconsideredaboardinghouse:Bedandbreakfastfacilities, hotelsandmotels,extended-stayhotelsormotels,shelters,andfacilitieswhich provideshort-orlong-termcarefortenantssufferingfromphysical,mentalor otherdisabilities,AssistedLivingFacilities,Convalescent/NursingHomes, CorrectionalInstitutions,DiversionFacilities,DiversionInterimServicesFacilities, andDormitories. c.AdoptRelatedAmendmentstotheResidentialRentalBusinessLicenseandInspection Program,CodifiedatCh.5.06TMC. TheaforementioneddecisionswilllikelyimpacttheCity’sregulationsforresidentialrentalsandthe permittingrequirementsthereof,setoutinCh.5.06TMC.Inaddition,aspartofthisreview,Staff identifiedinconsistenciesbetweenoperationaldefinitionsinTMC5.06.020andCh.18.06TMC pertainingtoresidentialstructuresanduses.DependinguponwhetherthePlanningCommissionelects torequireapermitunderthisprogramforshort-termrentals,staffwillmakerecommendationstothe TMCtoaddresstheseissues.However,thefollowingmodificationsareproposedtoremedyexisting shortcomingswiththeCh.5.06TMC,subjecttomodificationdependingupontheCityCouncil’spolicy directiveonshorttermrentals: 5.06.020Definitions XX.“Dwellingunit”asusedhereinmeansthesameasdefinedatTMC18.06.249. XX.“Multi-familydwelling”asusedhereinmeansthesameasdefinedatTMC 18.06.247. 11.“Occupant”meansanindividual,partnership,corporationorassociation,or agentofanyofthemlawfullyresidinginarentalunit. 12.“Owner”meanstheownerofrecordasshownonthelastKingCountytax assessmentrollorsuchowner’sauthorizedagent XX.“RentalorLeaseAgreement”meansallagreements,whetherwrittenororal, whichestablishormodifytheterms,conditions,rules,regulations,oranyother provisionsconcerningtheuseandoccupancyofadwellingunitoraportion thereof. 14.“Rentalunit”meansadwellingunit,orportionthereof,occupiedorleasedby atenant. 1 53 L18-0045ShortTermRentalRegulationUpdate Page10 158.“Rentalunitunavailableforrent”meansarentalunitwhoseownerhasfiled withthecodeofficialastatementsignedunderpenaltyofperjurythatsuchrental unitisnotofferedoravailableforrentasarentalunitandthatpriortoofferingor makingtherentalunitavailableforrentasarentalunit,theownerwillapplyfor aResidentialRentalBusinessLicenseandcomplywithanyapplicable administrativeregulationsadoptedpursuanttothischapter. 1615.“Single-familyresidence”meansabuilding,modularhome,ornew manufacturedhomedesignedtocontainnomorethanonedwellingunit,plusone accessorydwellingunit. 1716.“Tenant”meansanyadultpersongrantedtemporaryuseofarentalunit pursuanttoaleaseorrentalagreementwiththeowneroftherentalunit. 17.“Unit”meansanystructureorpartofastructure,whichisusedasahome, residenceorsleepingplacebyoneormorepersons,includingbutnotlimitedto, single-familyresidences,duplexes,tri-plexes,four-plexes,multi-familydwellings, apartmentbuildings,condominiums,mobilehomesandsimilarliving accommodations. 5.06.030Scope Theprovisionsofthischaptershallapplytoallrentalunits,withtheexceptionof: 1.ArentalunitsubjecttoasingleRentalorLeaseAgreementforaportionofa dwellingunit,wheretheownerresidesinthatdwellingunitwiththetenant(s)for thedurationofthetermoftheRentalAgreement(traditionalroommate circumstance).Owner-occupiedrentalunits; 2.Unitsunavailableforrent; 3.Housingaccommodationsinhotels,motels,orextended-stayhotelormotelinns ortouristhomes; 4.Housingaccommodationsinretirementorconvalescent/nursinghomes,assisted livingfacilities,correctionalinstitutions,diversionfacilities,diversioninterim servicesfacilities,shelters,anddormitories; 5.Housingaccommodationsinanyhospital,Statelicensedcommunitycarefacility, convent,monasteryorotherfacilityoccupiedexclusivelybymembersofa religiousorderoranextendedmedicalcarefacility; 6.Housingaccommodationsthatagovernmentunit,agencyorauthorityowns, operatesormanages,orwhicharespecificallyexemptedfrommunicipal regulationbyStateorfederallaworadministrativeregulation.Thisexceptionshall notapplyoncethegovernmentalownership,operationormanagement regulationisdiscontinued. R EQUEST Revieweachproposedchangeandchooseapolicyoption.Staffwillthendevelopadraftordinance basedonthatdirectionandtakeittotheCityCouncilforadditionalreview. 1 54