P&Z Case #379 - Short Term Rentals

1. Case #379
Residential Short-term
Rental Units
Presented By: Jason Lutz
Community Development Services Director
City Council Meeting
Agenda Item #5
October 12, 2015

2. SUMMARY
 The proposed amendments shall
regulate short-term rental units within
the City of Alamo Heights.

3. 3
BACKGROUND
 Short-term rental properties (STRs) are
properties, generally single-family homes,
which are a short-term worldwide
commercial operation which sometimes
rent out homes in upscale neighborhoods
for time periods of less than 30 days.

4. 4
BACKGROUND
 They are similar in operation to Bed and
Breakfast facilities and are growing in
popularity.
 Currently the City’s zoning code does not
permit Bed and Breakfast facilities within
the City Limits, but does not specifically
address the issue of short-term rentals.

5. 5
BACKGROUND
 The use of properties for short-term rentals
has increased in recent years and some
cities have taken measures to regulate this
growing industry.
 Based on a review of one STR website
staff has identified at least three properties
being rented as STRs.

6. 6
STRs in Alamo Heights

7. 7
POLICY ANALYSIS
 Short-term rentals (STR) can have a
negative impact on communities.
 Common issues with this type of land
uses are additional traffic, parking
issues, problems with tenants not
respecting neighbors, high occupancy
rates, and noise

8. 8
POLICY ANALYSIS
 The following amendments to Chapter 3,
Zoning, of the Code of Ordinances, will
seek to regulate (STRs) by adding a
definition and prohibiting such uses in
any residential zoning district.

9. 9
POLICY ANALYSIS - AMENDMENTS
 Chapter 3, Zoning, Article I, Section 3-2,
Definitions (added)
 “Residential short-term rental unit”
means a residential dwelling or
accessory building, including a single-
family dwelling unit, duplex, apartment,
residential condominium unit or other

10. 10
POLICY ANALYSIS - AMENDMENTS
 residential real estate improvement, in
which the public may obtain sleeping
accommodations in exchange for
compensation for a period of less than
ninety (90) consecutive days on a
temporary or transient basis.

11. 11
POLICY ANALYSIS - AMENDMENTS
 Any use described in this definition shall
be considered a commercial use of real
property.”

12. 12
POLICY ANALYSIS - AMENDMENTS
 Chapter 3, Zoning, Article I, Section 3-8,
Use of Land and Buildings (added)
Use Type: SF-A SF-B 2F-C MF-D P O-1 B-1 B-2 B-3
(Added)
Residential
Short-Term
Rental Unit
● ● ●

13. 13
POLICY ANALYSIS - AMENDMENTS
 Chapter 3, Zoning, Article IV, Section 3-
23, Residential short-term rental units
prohibited. (added)
 The use of any real property in the SF-A
and SF-B Dwelling Districts for a
residential short-term rental unit is
prohibited.

14. 14
POLICY ANALYSIS - AMENDMENTS
 Chapter 3, Zoning, Article V, Section 3-
40, Residential short-term rental units
prohibited. (added)
 The use of any real property in the 2F-C
Dwelling Districts for a residential short-
term rental unit is prohibited.

15. 15
POLICY ANALYSIS - AMENDMENTS
 Chapter 3, Zoning, Article VI, Section 3-
51, Residential short-term rental units
prohibited. (added)
 The use of any real property in the MF-D
Dwelling Districts for a residential short-
term rental unit is prohibited.

16. 16
P&Z RECOMMENDATION
 On October 5, 2015 the Planning &
Zoning Commission held a public
hearing and recommended approval of
the proposed amendments with the
recommendation that the definition of
short-term rental units be changed
from 90 days to 45 days.

17. 17
PUBLIC NOTIFICATION
 Appropriate notice was posted on the City
website and a legal notice was printed in
the official newspaper of the City of Alamo
Heights.
 Responses received:
 Support: (0)
 Oppose: (0)

18. QUESTIONS?