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Backup Documents 03/26/2019 Item #11B _ 1 . . Mr. Jeffrey A. Klatzkow, j� pY t"' 4 7--67 Collier County Attorney, 3299 East Tamiami Trail, Suite 800, Naples FL. 34112 Dear Mr. Klatzkow, We recently contacted the Collier County Code Enforcement Division to report violations of the zoning ordinances applicable to our district's zoning category of Residential Single Family (RSF). Specifically, we have at least 2 properties on Cypress Woods Drive, 34103, that are currently actively soliciting rentals for rooms in their home on a by-the-day basis through AirBnB. Short-term rentals are not permitted under the RSF zoning ordinance. Attachments A (http5 .',r Y13°4N.airhnb. .csinfroo, s 5544424) and B (Inips://www,airbub.com/R)orns12,70500N) to this letter show the 2 properties currently advertising their properties on AirBnB. Both these properties may be rented by the day. Each advertisement also provides reviews by satisfied guests at each of these properties that verify recent short-term. rentals. We consider the information shown in these AirBnB advertisements of the owner/resident's willingness to rent rooms on a by the day basis to be evidence of intent to violate our RSF zoning ordinance prohibiting short-term rentals. Additionally, the inclusion of reviews by recent guests conclusively provides prima-facia evidence of their actual short-term rentals of these properties. We were informed by officials in the Code Enforcement office that they could not. issue a zoning violation because your office does not consider advertisements for short-term rentals on the AirBnB website as sufficient evidence of zoning code/ordinance non-compliance. We would like you to reconsider this policy based on the information we have provided. Peter W. McLaughlin Cc. Penny Taylor/email only Jon Hoagboon/email only �v Search Code r® 3 6 claws us k�2. , d N ` `fes . Collier County L _nd Develo•m-. it Cod- Chapter 5. Supplemental Standards Appendix 5.03.00. Accessory Uses And Structures § 5.03.03. Guesthouses Latest version. Where a guesthouse is an allowable use, it shall be permitted only in compliance with the following standards. A. No guest accommodation facility in a single-family residential district, whether a freestanding guest house or guest accommodations which are structurally integrated with the main dwelling, may be utilized for commercial purposes. B. Leasing or renting a guest accommodation facility shall constitute a violation of this LDC. C. If a main residence is leased or rented, a guest accommodation facility accessory to it may not be occupied by the property owner, since that would constitute the unlawful utilization of single-family zoned property for two-family dwelling purposes. D. The following site design standards apply to all guest houses: 1. Minimum lot area shall be 43,560 square feet. 2. Minimum lot width shall be 105 feet. 3. The maximum floor area shall be forty(40) percent of the air-conditioned, enclosed living area (excluding garages, carports, patios, porches, utility areas, and the like) of the principal dwelling. 4. Detached guest houses shall not be closer than twenty(20)feet to the principal dwelling. E. A guesthouse may be constructed prior to a principal dwelling, provided the guest house meets the minimum requirements of a single-family residence in the district in which it is being constructed. At such time as a principal residence is constructed, then the floor area percentages listed above shall apply. About Us I Contact Us Copyright © 2013 by eLaws. All rights reserved. COLLIER COUNTY LAND DEVELOPMENT CODE STAFF CLARIFICATION ZONING&LAND DEVELOPMENT STAFF CLARIFICATION SC 2004-07 DATE:15 December 2004 LDC SECTIONS:5.03.03.and 1.08.02.,Definitions of"Guest house or cottage" and"Guest Quarters/guest suites" SUBJECT:Review guidelines for plan reviewers pertaining to Guesthouses/cottages and guest quarters/guest suites INITIATED BY:Staff BACKGROUND/CONSIDERATIONS: Guesthouses/cottages and guest quarters/guest suites are permissible as uses accessory to permissible principal single-family residences. "Guest house or cottage" is defined in LDC Section 1.08.02 as "An accessory dwelling structure which is attached to or detached from, a principal dwelling located on the same residential parcel and which an accessory dwelling serves as an ancillary use providing living quarters for the occupants of the principal dwelling, their temporary guests or their domestic employees and which may contain kitchen facilities." "Guest quarters/guest suites" are defined in LDC Section 1.08.02 as"An attached or detached room or suite,which could be used as a temporary sleeping accommodation,which is integrated as part of the principal use of the property and may contain running water as long as is is not configured or of a size that may accommodate a kitchen." This Staff Clarification is intended to establish guidelines to assist building plan reviewers to determine if a structure or building addition meets the LDC definition of any of these accessory uses. DETERMINATION (CLARIFICATION): There are three different fact situations requiring application of the LDC definitions of"guesthouse or cottage" and"guest quarters/guest suites." Guidelines for application of the LDC are identified for each of these situations. Please note:: determinations of the status of the accessory use made in accordance with this Staff Clarification for building permit plan reviews are not required to be consistent with the application of the definition of a "dwelling unit" or any provisions applied by the Financial Administration and Housing Department to assess impact fees under the Code of Laws, Chapter 74. Accordingly, the Impact Fee Manager may apply criteria under the regulations applicable to assessing impact fees in a manner recognizing the future use of proposed structures as well as any existing use. In the case of an unresolved conflict between the guidelines presented in this Staff Clarification and those applied by the Impact Fee Manager under the applicable regulations, policies and procedures, the latter provisions for assessing impact fees are presumed to control.. A. Guesthouse or cottage - detached: any habitable structure detached from the principal residence will be considered a guesthouse under the LDC zoning and property development regulations if it contains: 1.a separate electrical meter for the structure, or if there is no separate meter there is: 2.an area designated on the plans submitted with the building permit application as a kitchen or food preparation area,or if there is no separately designated kitchen or food preparation area,there is: 3.an apparent food preparation area(regardless of designation),having: a. a range, or b. a sink and countertop which are not identified for a use other than food preparation,and which area is not within a bathroom or washroom, or if there is no apparent food preparation area,there is: 4.an unexplained 220-volt electrical outlet in the structure that could be used for a major kitchen appliance such as a range. B. Guesthouse or cottage-attached: any addition to a principal residence will be considered an attached guesthouse under the LDC zoning and property development regulations if: 1.it is structurally attached,as may be determined by the Building Official under the provisions of the Florida Building Code, to the principal residence but is not connected to the principal residence by living(air-conditioned)space,and 2. it contains a separate electrical meter for the addition,or if there is no separate meter,there is: 3.a designated or depicted kitchen or food preparation area,or if there is on separately designated kitchen of food preparation area,there is: 4.an apparent food preparation area(regardless of designation),having: a. a range,or b. a sink and countertop which are not identified for a use other than food preparation, and which area is not within a bathroom or washroom,or if there is no apparent food preparation area,there is: 5.an unexplained 220-volt electrical outlet in the structure that could be used for a major kitchen appliance such as a range. Note that a guesthouse, as defined, may be directly interconnected to the main residence if the applicant so desires,provided that it also meets all the requirements of LDC Section 5.03.03. C. Guest quarters/guest suite: This accessory use is defined in the LDC and may be attached to the main residence or detached;however,it is not identified as a permissible accessory use in any base residential zoning district. Thus, "Guest quarters/guest suites" are identified, by name, as permissible accessory uses only in certain PUDs. Where specifically identified in a PUD document, the guest quarters or guest suites must meet all applicable requirements of the individual PUD. In any PUD not specifically identifying "guest quarters" or "guest suites" by name, the guidelines above for an attached or detached guesthouse will be considered to apply. If the living area in question is not identified as an attached or detached guest house according to the above guidelines and regardless of what the living area is called,this living area will be considered an addition to the main residence when structurally attached to the main residence, whether it is inter-accessible to the main residence or not. If it is detached, it will be considered a separate, detached,accessory structure. 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