Demographic, Water, Traffic, Commuting, Parking, and  Air Quality Data

Monterey County

For all of Monterey County (Incorporated and Unincorporated areas both included), Host Compliance has identified Short-Term Rental properties with between 3,303 and 4,478 Total Bedrooms for Rent.

These bedrooms are at between 1,529 and 2,073 STR locations.  You can look at the Home Compliance linked below study the details.

The materials included in these reports note that the STR market has grown 800% since 2011 – an annual compounded rate of 36.6%.  At this rate there will be more STR’s than hotel rooms in Monterey County within 3 to 4 years.

83% are entire home rentals, however in other jurisdictions where Home Stays were allowed with loose ownership, occupancy and enforcement the number of Home Stays skyrocketed.  Where controls such as those suggested by the Consensus Position are enacted the growth rate is much lower..

See attached spreadsheet and Host Compliance Report



140, 169 Total Housing Units in Monterey County; ( +/- <1%; 2016 American Community Survey) American FactFinder – Results


Percent of Rent Increases Due to STR

How Airbnb Short-Term Rentals Exacerbate Los Angeles_s Affordable Housing Crisis -Analysis and Policy Recommendations – Lee 2017

AirBnB_Comptroller Study PDF from site 050318

County of Monterey, Resource Management Agency, Number of Advertised STR’s, January 31, 2018

Monterey County Planning Commission Agenda Item No. 2; Legistar File Number: PC 18-009; REF100042/REF130043 – SHORT-TERM RENTAL CODE COMPLIANCE:

January 31, 2018

RMA currently has 1,564 open Code Enforcement cases with 466 of those being a priority one case, 713 priority two and 385 priority three. There are currently 34 open code enforcement complaints for STRs within the unincorporated areas of the County of Monterey. A third-party service, Host Compliance, has identified 799 advertised STRs within the County of Monterey. In order to receive and utilize this data, the RMA would have to subscribe the service. Based on the information received from Host Compliance in comparison with the recorded entitlements (permits), there are approximately 20 permitted STRs on record. To address the unpermitted STRs would potentially increase open priority three caseload from 385 to 1,164.

County of Monterey, Resource Management Agency, Code Enforcement Cases by Priority

  • District 1                0
  • District 2            745
  • District 3            197
  • District 4                7
  • District 5            667

 

item-00001-attachment-a-code-enforcement-cases-by-priority-map-copy.jpg

Map Provided by Planning Commission to the Board of Supervisors for Hearing on STR Enforcement 6/19/18: Code Enforcement Cases by Priority

Monterey County, CA | Data USA  https://datausa.io/profile/geo/monterey-county-ca/#poverty_age_gender

People Living Below the Poverty Line  52,257 (12.5% of the population).  Highest group is male children 6-11.

 

Employment by Industries 189,330 people

Home Ownership v. Rent

   2015 = 49.2%

   2016 = 49.1% 

Commute time averages 22 minutes, 2.14% have “supercommutes” 4,052 cars


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Monterey Zip Code List with Links     

CI Gateway Zip Code List – pdf

monterey-county-zip-code-map@2x.jpg
Monterey County Zipcode Map

Demographics  for Selected Zip Codes in Monterey County.jpg

Demographics for Selected Zip Codes in Monterey County

Big Sur 93920 ZIP Code Demographic; 93921 ZIP Code Map, Demographics; 93923 ZIP Code Map, Demographics; 93924 ZIP Code Map, Demographics; 93940 ZIP Code Map, Demographics; 93950 ZIP Code Map, Demographics; 93953 ZIP Code Map, Demographics;93908 ZIP Code Map, Demographics


 

Occupancy Rate. Annual Growth Rates, and Average Guests per STR (source = AirDNA)

AirDNA report complete all cities and regions

AirDNA data from July 27, 2018.
Big Sur;                70% Occupancy rate; 26% annual growth; 6.0 guests average
Carmel Valley:  73% Occupancy rate; 36% annual growth; 4.3 guests average
Carmel:               73% Occupancy rate; 44% annual growth; 4.9 guests average
Monterey:           71% Occupancy rate; 32% annual growth; 4.5 guests average
Pacific Grove:   66% Occupancy rate; 52% annual growth; 5.2 guests average
Pebble Beach:   64% Occupancy rate; 57% annual growth; 6.5 guests average
Average             70% Occupancy rate; 41% annual growth; 5.2 guests average

Short-Term Rentals in Monterey County in July 2018 (Host Compliance Trend Monitoring)

For all of Monterey County (Incorporated and Unincorporated areas both included), Host Compliance has identified Short-Term Rental properties with between 3,303 and 4,478 Total Bedrooms for Rent.

These bedrooms are at between 1,529 and 2,073 STR locations.  You can look at the Home Compliance reports to understand the range.

The materials included in these reports note that the STR market nationally has grown 800% since 2011 – an annual compounded rate of 36.6%.  At this rate there will be more STR’s than hotel rooms in Monterey County within 3 to 4 years.

83% are entire home rentals, however in other jurisdictions where Home Stays were allowed with loose ownership, occupancy and enforcement the number of Home Stays skyrocketed.  Where controls such as those suggested by the Consensus Position are enacted the growth rate is much lower.

host-compliance-total-bedrooms-in-monterey-county-summary.jpg

 

Enforcement, TOT Tax Collection

Transient Occupancy Taxed Properties.jpg

Transient Occupancy Taxed Properties


Transient Occupancy Tax.jpg


Carmel Highlands (Includes Mal Paso/Yankee Point)

  • Residents in Carmel Highlands            822

Residential Lots in Carmel Highlands

  • West of Highway 1                       219
  • East of Highway 1                        343
  • Total                                                562

 

Low Density Residential – Carmel Highlands 740 units, 1 unit per acre


Carmel-By-the-Sea

Illegal STR’s down 90 percent in Carmel-By-the-Sea After Enforcement of Advertising Ban 

(Carmel Pine Cone, May 11-17 2018)

Reduced from 502 to 52 after City began enforcing the ban on advertising illegal rentals by fining the owners of the illegal rentals and then aggressively pursuing payment of unpaid taxes from previous rentals.  

 

Carmel Area Land Use Plan (Does not include the city of

Carmel-By-the-Sea)

Carmel LUP Map.jpgCarmel Area Land Use Plan  04/14/83


SANTA CRUZ DATA

Source: City of Santa Cruz

General

  • Dwelling units: 23,635
  • Units in coastal zone: 9,055

STRs

  • Legal short-term rentals: 330
  • Whole house rentals: 71 percent of short-term rentals
  • City limit: 450
  • Operating short-term rentals: 600* (Estimate)
  • Occupancy rate: 62 percent annually
  • Peak occupancy: July, 90 percent

Long-term rentals

  • New: 555 Pacific Ave., 94 units
  • Units under construction: 124
  • Units approved, not built yet: 442
  • 56 affordable rentals to break ground in 2018

New York Data and Analysis:

High-Cost-Short-Term-Rentals – McGill University Study

AirBnB_Comptroller of NYC  Study PDF  5-03-18


Los Angeles Data and Analysis

How Airbnb Short-Term Rentals Exacerbate Los Angeles’s Affordable Housing Crisis: Analysis and Policy Recommendations; Harvard Law and Policy Review; Lee 2017


 

Water Use:

Conservation wanes, California water use back to pre-drought levels

Increased use of existing homes:

Statement by Former County Supervisor and former member of the California Coastal Commission Lou Calcagno was very clear on this. He said, “There are hundreds of second homes along the California coast sitting vacant over 300 days per year.  All we need to do is let these owners rent their home to offer greater public access to the coast.”

Water

It is entirely inconsistent to say on the one hand that renting out vacation homes for occupancy an additional 300 days per year will provide additional coastal access, and at the same time to argue that STR’s decrease water use and traffic because they sit vacant part of the year.

In Carmel Highlands a property at 101 Lower Walden, normally occupied by 4 to 6 people, started short-term renting to groups as high as 22 people, with special event rentals bringing in over 200 people.  At first it was once or twice a month, but as with all businesses, reservations starting coming in for 3 or 4 weeks out of the month, and special events started getting larger.

STR’s are particularly desired for large groups and often shared by multiple families, particularly those that like to hold extensive and noisy parties.  With no one on site, and no other paying guests to worry about, they can drink and play loud music at levels way over that experienced in a normal residential neighborhood. –  increasing water use and traffic.

And they use a lot of water – far more than the families that have lived in them.

It is physically impossible to rent out more rooms than had been utilized; to far more people than had lived there; and, have far more, larger and more boisterous parties than had previously occurred there without increasing water use.

Americans are conserving water like never before, according to the latest federal data

Excerpts:

In per capita terms, domestic water use has plummeted from 112 gallons per day in 1980 to just 82 gallons in 2015, 

The EPA estimates that 70 percent of our total home water consumption happens indoors, with the remainder going to outdoor uses. But these numbers vary considerably by region, with households in arid Western states devoting 50 percent or more of their annual water budget to maintaining lawns and landscaping. 

 

Traffic, Commuting, and Parking

The Long Road to Work – Voices of Monterey Bay

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Commuting numbers

During construction of the climbing lane from Rio Road to Carmel Valley Road there were frequent traffic backups of as much as 6 iles long.  Residents of Carmel Highlands counted the cars and several counts came up with 100 cars per mile.


Air Quality

Visitors to Monterey County use cars to get to destinations such as Big Sur, Point Lobos and Cannery Row.

CO2 emissions per car per year is 4.6 metric tons.

The question is how many tourist cars are coming to Monterey as a result of STRs/Home Stays, and how many workers are commuting longer distances because affordable housing near their work is unavailable because of conversion to STR/Home Stay?

The answer is not clear with the data in hand.  We know that there were between 3,000 and 5,000 STR/Home Stay rooms for rent in July (one of the peak months).  We don’t know how many cars per room come to Monterey.  One per room?  Less?  More?

And we don’t know how many workers are driving further.  We do know there are 27,000 workers in the Hospitality Industry, with around 1,100 of them working in Big Sur.  Anectdotal evidence suggests that 40% of them commute.  According to the demographic data spreadsheet above, there are over 77,000 total daytime workers in Monterey County.  If the 40% commute figure is correct, that means 30,800 cars are commuting some amont of excess miles.

If all of this adds up to the equivalent of 5,000 cars per day average over a year they will emit Greenhouse Gases CO2 (and Unburned Hydrocarbons):

at 100% capacity factor = 23,000 metric tons/year
at 71% capacity factor = 16,330 metric tons/year
 

Monterey Air Pollution Control District has set a threshold for when these emissions are “significant” and require significant additional study (EIR), and possible mitigation measures.  it is unclear whether the rules apply to this particular situation, but even if not the principle and effect on the environment is the same.

Significance Threshold = 10,000 metric tons/year.

 

This suggests that there is a high likelihood that air emissions will exceed the threshold that requires and EIR and mitigation.