“If it doesn’t fit, you must not permit,” quipped John Thickstun at Pacific Beach Town Council’s May 18 meeting arguing against allowing short term vacation rentals in residential neighborhoods.
La Jolla attorney Thickstun and Pacific Beach resident Ronan Gray started Save San Diego Neighborhoods (SSDN) more than a year ago in response to the proliferation of short term vacation rentals in coastal communities’ residential zones.
Ever since, the pair and their grass-roots group, which has grown to about 1,000 supporters, have been lobbying for tighter controls over short term vacation rentals (STVRs) in single-family zoned areas.
It’s a practice SSDN claims is illegal – and ought to be enforced.
“We started this organization around someone’s kitchen table, and we didn’t think we’d still be here,” said Gray in opening remarks. “We need to address this issue of STVRs, which are taking over our neighborhoods.”
Gray said SSDN is not opposed to people “sharing their own homes” while they’re there or “renting out their homes” while they’re on vacation.
“What really concerns us is this rise in online advertising by corporations who are coming in, buying apartments and homes, then basically turning them into mini hotels,” he said.
“STVRs are not allowed in residential zones,” claimed Thickstun, adding that putting them in the middle of residential areas “takes away your right to enjoy your home and peace and quiet. It’s (STVRs) a profitable business. That’s why they’re expanding.”
Thickstun gave a slideshow presentation showing late-night crowds, overflowing trash and vehicles illegally parked associated with STVR rentals. A map on one slide had colored dots indicating a widespread and growing pattern of STVRs in residential neighborhoods, not only in coastal communities but citywide.
From the audience, a couple of PB community activists gave their take on the situation.
“The city’s been ignoring us on STVRs,” said Marcie Beckett. “The only way to (curb them) is to shut them down. We have to elect the people that are going to do that.”
“It’s all about the money,” argued Brian Curry, Pacific Beach Planning Group chair. “Residential zones are becoming hospitality districts. There is money behind those in power right now not to enforce the law. It’s a totally hypocritical situation.”
One audience member, who operates an STVR out of his PB residence, argued in favor of the practice. He noted he’s gotten neighbors’ permission, hasn’t had any problems with tenants, adding the extra-income has helped him start his own home-based business.
Thickstun answered that is entirely appropriate, noting that property owner lives in and is directly responsible for the residence being rented out short term, unlike some absentee STVR owners.
“You’re one of the good guys,” Thickstun said.
Thickstun interpreted the city’s municipal code as maintaining that it is not illegal for a person to rent out a room in their residence if “the lodging is not primarily for visitors and tourists but is primarily your home.
“If the city came to you and said, ‘You need to stop this because it is a visitor accommodation,’ I would advise you to say it’s not because it’s primarily a residence for you,” Thickstun said. “What we’re trying to remove from the neighborhoods and residential zones in San Diego is entire homes, apartments and condos that are almost exclusively being used for lodging tourists and visitors.”