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This is a working group to consider litigation, voter initiative, and activism options to stop STR in Monterey County. We are looking for constructive suggestions and a healthy debate to develop a consensus and action plan that can win.

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Preserve Monterey Neighborhoods.Community

Planning Commission Interepretation for Carmel Valley

CV LUAC New PC Interepretation and Agenda Packet for 06.04.18

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Contents:

  • Home
  • Consensus Position of Carmel Valley Association, Preserve Carmel Highlands, Mal Paso Association and residents of Big Sur
  • Comparison of Consensus Position to Draft Ordinance and Staff Discussion
    • Consensus Position Participants
      • Carmel Valley Association
      • Preserve Carmel Highlands
      • Big Sur
        • Important Sections of the Big Sur Land Use Plan
        • Short-term Rentals and the Big Sur Coast LCP, January 2018 study by Dr. Charles Lester, Former Executive Director of the California Coastal Commission
        • Planning Commission – Interpretation of Applicability of Draft Ordinance to Big Sur
      • Mal Paso Creek Property Association (MPCPA)
      • Visitor Serving Units
        • Critical Chart Summarizing Limits to Visitor Serving Units in Carmel Highlands and Nearby Areas
  • Other Places and Groups Around the Monterey Peninsula
    • Carmel-by-the-Sea: Short-Term Rentals Crackdown is Working Says City Attorney
    • City of Monterey Bans STRs
    • Seaside, CA
    • Monterey County Hospitality Association (MCHA)
    • Monterey County Convention and Visitors Bureau
    • Monterey Dunes Homeowners Association
    • Pacific Grove
      • Pacific Grove Chamber of Commerce
      • Pacific Grove: Pro-STR Group Files Lawsuit Against PG and Loses
    • Santa Cruz
      • Unfairbnb.Net – Santa Cruz anti-STR organization
      • Santa Cruz Vacation Rental Limits OK’d by Coastal Commission
  • Other Cities and Community Groups Opposing STR in the U.S. and Around the World
  • CEQA Challenge
    • CEQA Threshold Impact Analysis
      • CEQA EIR Required? Air Quality
      • CEQA EIR Required? Biological Resources – Tenants trespassing on to sensitive protected areas
      • CEQA EIR Required? Geology and Soils – Septic Tanks
      • CEQA EIR Required? Hazards and Hazardous Materials
      • CEQA EIR Required? Hydrology and Water Quality
      • CEQA EIR Required? Land Use and Planning – Conflict with LUP’s, Coastal Access
      • CEQA EIR Required? Population and Housing
        • Venice, CA – Saturated with STR’s
      • CEQA EIR Required? Public Services – Construction needed to maintain response times
      • CEQA EIR Required? Recreation – Deterioration due to increased use of Point Lobos, etc.
      • CEQA EIR Required? Transportation/Traffic
      • CEQA EIR Required? Utilities and Service Systems; Water Use
      • CEQA EIR Required? Mandatory Findings of Significance: impacts that are individually limited, but cumulatively considerable environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
        • STR’s Threaten Schools
        • STR’s Are Allowed to Discriminate Against the Handicapped
        • Economic Squeeze on Workers and Shortage of Affordable Housing
    • Demographic, Water, Traffic, Commuting, Parking, and  Air Quality Data
    • Article About CEQA Review of Hotel Projects in Monterey
    • CEQA Requires Analysis of all Reasonable Alternatives – Not Just a select few that justify the Agency Position
    • Coastal Commission has regularly required EIR’s from hotel projects of far smaller size and impact than STR’s
    • STR Growth Rates
  • Planning Commission
    • Planning Commission Draft Ordinance – and “Home Stays” Simplified Explanation
    • Current Regulations Relative to the Short-Term Rental (30 Days or Less) for Overnight Accommodations
    • Planning Commission Proposed Rules
  • Economic Costs and Benefits of STR
    • Cost of STRs in Carmel Highlands
    • STR’s Are More Expensive Than Hotel Rooms in Carmel Highlands
    • Unfair Competition with Hotels, Motels, B&B’s and other Licensed Lodging
    • Transient Occupancy Tax (TOT)
    • Transient Occupancy Tax – Str’s are less profitable to Monterey County than permitted hotels
  • Contact
    • Write the Board of Supervisors About Enforcement
    • Resource Management Agency, Planning Commission and Land Use Advisory Committee Links
  • Initiatives
  • Legal Matters
    • Court Holding STR Not a Residential Use Nanaimo (Regional District) v. Saccomani
    • Coastal Commission Guidance Letters
      • Does Monterey County have enough hotel rooms and other visitor lodging options without STR’s? Will further proliferation of vacation rentals impair community character?
    • Johnston vs. Hermosa Beach – STR’s are not a residential use, and no Constitutional Vested Right for Prior Illegal use
    • Title 20 (Coastal) and Title 21 (Inland)
    • Lewis v. Monterey County – Nuisance, Constitutional Arguments, STR Ban is Upheld
    • Important Legal Cases
    • Santa Cruz Restricts STR’s – Approved by Coastal Commission
    • No Vested Right to do STR’s if Prior Use was Illegal
    • Carmel Area Land Use Plan April 1983, and Updated 1999
    • Limits on Coastal Commission Authority
    • Public Records Act Requests and Conflict of Interest Rules
    • Response to Record Acts Request
    • California Coastal Cities Can Ban Short-Term Rentals
    • Advertising of Illegal Rentals Can be Banned
    • Court Holding Not a Residential Use – Ewing vs. City of Carmel
  • Miscellaneous
    • Manafort Uses Air BnB to Launder Money
    • Pro-STR/AirBnB Tactics
    • Inside Airbnb – Adding Data to the Debate
    • CNBC Investigates STR’s
    • Carmel Area State Parks Preliminary General Plan and Draft EIR
  • Enforcement Updated
    • Filing Complaints and Current Law
    • Putting the Genie Back in the Bottle
    • Enforcement – Practical and Administrative Issues
    • Enforcement Related Documents – Monterey County
    • County-Wide Issues with STRs that Need Enforcement Policies and Resources
    • Neighborhood Issues with STRs that Need Enforcement Policies and Resources
    • Title 20 Boardinghouse and B&B Regs
  • Appendix of Linked Documents
  • Transfer – Hotel
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