Title
Chief Administrative Office and Planning and Building Department, recommending the Board:
1) Approve the Introduction (First Reading) of Ordinance 5274 amending Title 5 - County Business Taxes, Licenses and Regulations of the El Dorado County Ordinance Code, amending Chapter 5.56 - Vacation Home Rentals, to add the recommendations of the West Slope Vacation Home Rental Program Ad Hoc Committee and Board of Supervisors; and
2) Waive reading the full Ordinance, read by title only, and continue this matter to December 8, 2026 for Final Passage (Second Reading).
FUNDING: N/A
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DISCUSSION / BACKGROUND
On October 21, 2025 (Legistar File 25-1742) the Board voted to create the West Slope VHR Ad Hoc Committee. Board Supervisors Ferrero and Turnboo were appointed to the Ad Hoc. The Board provided the following direction to the Committee: 1) Focus the review and recommendations specifically on the West Slope region; 2) Evaluate potential changes to buffer zones between vacation home rentals; 3) Assess the inclusion of both attached and detached structures in the program; 4) Review Code Enforcement data, including the number and types of violations; and 5) Ensure that the proposed ordinance is consistent with existing County ordinances, particularly those related to Accessory Dwelling Units (ADUs), Ranch Marketing, and Agricultural Lodging.
To this end, the Ad Hoc Committee conducted several meetings focused on the Board direction. After many deliberations, review of code enforcement data and other County codes, and engagement with the public, the group coalesced around a solid set of recommendations that aim to achieve the goals that the Board set out for the Ad Hoc and address major themes that emerged from public engagement efforts.
On August 18, 2026 (Legistar File 26-1377), the Board received a presentation on the West Slope Vacation Home Rental (VHR) Program Ad Hoc Committee recommendations and discussed policy issues and solutions. Consistent with the ad hoc committee’s recommendation, the Board directed staff to return to the Board with ordinance changes to include the following:
1) Restore the “plus 2” to the occupancy standard on the West Slope;
2) Remove the 500 foot buffer around hosted home rentals on the West Slope;
3) Allow ‘detached’ guest houses to be rented short term Countywide;
4) Amend the 500 foot buffer provision to exclude parcels five acres or larger from requiring a buffer or being restricted from a VHR permit by neighboring buffers on the West Slope.
5) Remove the restriction on the number of bedrooms that can be rented in a hosted home rental, which is currently capped at two bedrooms, on the West Slope;
6) Increase the age limit for children that do not count toward the occupancy limit to be consistent with the age limits on the rental platforms, on the West Slope;
7) Revise restrictions on grills, fireplaces, and fireworks to strengthen and emphasize fire safety Countywide;
8) Explore the potential for allowing for non state-streamlined or County-streamlined ADUs/Secondary Units to be permitted as VHRs on the West Slope, and include options in the ordinance update if possible; and
9) Return to the Board with a process for considering VHR permit applications for operators whose VHR permits on the West Slope were denied or revoked due to County ordinance changes, or who have been operating a non-allowed unit but who had been issued a VHR permit from the County, provided the unit is a legally permitted and habitable structure.
In addition, the Board voted to make changes on several “clean-up” and clarification items brought up by staff:
1) Strengthen trash removal requirements in order to avoid recent issues with enforceability of proper placement;
2) Clarify that VHR enforcement can be conducted proactively, as opposed to the way other types of code enforcement is conducted, which is reactively;
3) Add a provision that a local contact or property manager who is found to own, manage or operate an unpermitted VHR, as defined in Section 5.56.050., can be decertified from serving in that capacity for any legally permitted VHR within the County for a period of 12 months;
4) Clarify that the Permit Revocation Period outlined in Section 5.56.150 is for 12 months, after which an applicant can reapply for a VHR permit;
5) Clarify that the Appellant discovery materials that are part of an Appeal Hearing are due to the County a minimum of five business days prior to the hearing date;
6) Clarify that if significant physical changes occur to a VHR that could potentially affect the conditions of the permit, including health and safety standards, the owner must submit a new permit application and fee to the County;
7) Add a clause that the County may schedule safety inspections at permitted VHRs and require that the rental operator make the unit available for such inspections within 48 hours of a written notice from the County;
8) Clarify in Sections 5.56.050 and 5.56.140. that owners ‘operating, marketing or advertising’ a VHR without a Permit are subject to the provisions of this Chapter;
9) Add a statement that VHR permits cannot be applied for or renewed if there are active outstanding Code Enforcement cases; and
10) Clarify that VHR permit renewal application materials must be submitted a minimum of 15 business days prior to the permit expiration date to allow staff time to process the materials prior to expiration.
Staff has updated Ordinance Chapter 5.56 - Vacation Home Rentals to include these recommendations and add clarifying Ordinance language.
ALTERNATIVES
The Board could choose to retain the current ordinance, direct staff to bring alternate ordinance language back to the Board or make additional recommendations.
PRIOR BOARD ACTION
On August 24, 2021 (Legistar File 21-1262), the Board approved the First Reading of Ordinance 5146, amending Title 5 of the Ordinance Code, Chapter 5.56, adding Section 5.56.056 - Vacation Home Rental Clustering, and continued the matter to August 31, 2021, for Final Passage (Second Reading).
On May 2, 2023 (Legistar File 23-0436), the Board made a motion to create a VHR Advisory Committee with Supervisor Laine as a single decisions maker to include Department staff and stakeholders to explore potential VHR Program adjustments and/or amendments to the VHR Ordinance.
On August 22, 2023 (Legistar File 23-1489), the Board approved Resolution 126-2023 adding two Code Enforcement Officers and one Code Enforcement Supervisor dedicated to VHR/Ranch Marketing as a part of the Code Enforcement Strategic Plan.
On May 14, 2024 (Legistar File 24-0567), the Board received and filed a presentation from the Department and provided direction to staff regarding potential VHR Program adjustments and/or amendments to the VHR Ordinance, including the cap on VHRs in the Tahoe Basin, modifying HHR requirements, creating a dedicated VHR Enforcement Unit, developing a centrally managed complaint tracking and response system, enhancing illegal rental enforcement, strengthening compliance standards, and exploring options pertaining to the clustering issue.
On October 15, 2024 (Legistar File 24-1555), the Board approved the First Reading of Ordinance 5209, amending Title 5 of the Ordinance Code, Chapter 5.56, and continued the matter to October 22, 2024, for Final Passage (Second Reading).
On October 22, 2024 (Legistar File 24-1555), the Board adopted the Final Passage of Ordinance 5209 amending Title 5 - County Business Taxes, Licenses and Regulations of the El Dorado County Ordinance Code, Chapter 5.56 - Vacation Home Rentals, to add the recommendations of the Vacation Home Rental Advisory Committee and Board of Supervisors.
On September 30, 2025 (Legistar File 25-1552), the Board heard a VHR Presentation focused on the County’s Code Enforcement efforts. A motion was made by Supervisor Veerkamp, seconded by Supervisor Parlin to: 1) Receive and file a presentation on the Vacation Home Rental (VHR) Program, with a focus on code enforcement; and 2) Provide direction to staff to return to the Board with an agenda item establishing a VHR Ad Hoc Committee to review the Vacation Home Rental Ordinance specific to the West Slope.
OTHER DEPARTMENT / AGENCY INVOLVEMENT
Chief Administrative Office, Code Enforcement, County Counsel
CAO RECOMMENDATION
Approve as recommended.
FINANCIAL IMPACT
There is no change to Net County Cost associated with this item.
CLERK OF THE BOARD FOLLOW UP ACTIONS
1) Obtain the Chair’s signature on the Ordinance Summary and publish in the appropriate local newspaper(s) no less than 5 days prior to Final Passage (Second Reading).
2) Publish the Summary Ordinance to include the final Board vote within 15 days after Final Passage.
3) Obtain signatures on original copy of the Ordinance and send one (1) fully executed copy of the Ordinance to Planning and Building Department, Attn: Brendan Ferry.
CONTACT
Jennifer Franich, Principal Management Analyst, Chief Administrative Office
Brendan Ferry, Chief Deputy Director, Tahoe Planning and Building Division
Planning and Building Department