Washoe County commissioners approve amendments to vacation rental ordinance

WASHOE COUNTY, Calif. - The Washoe County Board of Commissioners had a first reading of a short-term rental (STR) ordinance update at its meeting on Tuesday, wrapping up months of research and public input to amend the county code.

The county's first STR ordinance was approved in March 2021 and went into effect in May of that year. In February 2022, the Board heard a status update on the implementation of the STR program regulations and received a series of policy recommendations. The Board provided direction to staff to
draft a code amendment addressing occupancy calculations, parking requirements, trash/garbage collection rules, insurance requirements and

During public outreach, the Board heard the same range of complaints as they've been in South Lake Tahoe, Douglas County, and El Dorado County.

- General nuisance concerns: noise, trash, occupancy, and parking
- Over-saturation of STRs and impacts on current housing needs
- Additional impacts to wildfire danger/threats and evacuations
- Availability of code enforcement resources
- Access to STR permitting data, specifically requesting a GIS layer for STR issued permit locations and contact information
- Belief of conflicting rules with homeowner association CC&Rs
- Occupancy calculations
- Negative impacts on “community character”

Highlights of the ordinance amendments:

Minimum insurance requirements: The applicant must certify, via the notarized affidavit, that they carry the appropriate insurance as currently required.

Parking spaces: In cases where a condominium does not offer parking passes, staff recommended allowing proof of parking assigned to a unit by a written document (CC&Rs or HOA letter), in addition to passes in the amount of one parking space for every four occupants, and to ensure that overflow parking is not used in calculating the required number of parking spaces per the short-term rental unit.

Maximum occupancy: Two occupants for every legally permitted bedroom. The remainder of the home shall be calculated as one occupant for every 200 square feet of habitable space.

Bear box: Require a bear box after two trash violations within the Incline Village General Improvement District’s service territory.

Special Use Permit: Staff recommends changing Tier 3 STRs to be approved through a special use permit, which involves a public hearing at the Planning Commission and the ability to add conditions tailored to address specific impacts of the STR location/circumstances.

“I think that there’s real potential to see that this is a model program. Many of our policies have been replicated by jurisdictions around Lake Tahoe. Douglas County has replicated many of our fine and fee policies, occupancy policies, and the inspection policies that we have enacted,” Commissioner Alexis Hill said. Most short-term rentals in Washoe County are in her district, District 1. “Kudos to staff, and thank you for board support. I’m looking forward to see how we can continue to make it work for tourists and residents.”

The Board conducted a first reading of the ordinance today and will conduct the second reading and possible adoption at the May 10, 2022, Board of County Commissioners meeting.