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Council discusses clarifying amendments to short-term rental rules; item to return with clearer language
Summary
Council discussed proposed amendments to the city's short-term rental code — including stronger enforcement language, permit renewal timing, restrictions on advertising event/wedding venues, and clarifications on accessory dwelling units — and directed staff to rework the draft to clarify ADU language before returning the item for final action.
City staff presented a set of proposed amendments to Chapter 5.25 of the Sedona City Code governing short‑term rentals (STRs). The amendments are intended to improve enforceability and clarify issues that have arisen during the second permit year.
Key proposed changes presented by staff included: adding language to make clear a permit is required to advertise and to rent a property; adjusting renewal handling so early renewals do not shorten a permit’s effective term while late renewals would be treated retroactively to the prior expiration date; allowing citation for advertising a property as a wedding or event venue (not just for hosting an event); and clarifying how accessory dwelling units (ADUs) and pre‑existing guest quarters are treated with respect to short‑term rental permissions.
Staff noted a software change (GovOS) now allows permits renewed early to begin on the prior expiration date so owners get a full permit year. Staff also said they would use site-monitoring and compliance checks and could issue citations when listings advertise weddings or otherwise advertise in violation of the code.
Several members of the public and council asked for clearer language about how the ADU rules apply to existing guest houses, casitas and “guest quarters” that predate the city’s recent land‑development changes, and whether a full kitchen vs. a kitchenette distinction would determine grandfathering. Staff explained that the city’s LDC defines ADUs and that units permitted before the state-date used in the LDC remain grandfathered as permitted guest quarters; staff agreed the ordinance language in Chapter 5.25 could be reworded to reduce confusion and be clearer about the treatment of pre‑existing guest houses.
Council members requested staff return the item with clarified, unambiguous language (hyperlinks to the LDC definition and a clear statement about which pre‑existing units are grandfathered) rather than proceed with the current draft. Staff agreed to rework the section and bring the revised ordinance back on a consent calendar.
