Homeowners in Pacific Beach who live next to vacation rentals where tenants party too late, drink too much and create a ruckus want to know why the city allows the rentals to set up in neighborhoods zoned for single families or RS zones. In May of 2007 the Pacific Beach Community Planning Group sent a letter to the city requesting it amend the municipal code to “prohibit rentals of less than 29 days in single-family residential (RS) zones in Pacific Beach.” “Vacation rentals are not consistent with the purpose of RS zones,” stated the letter sent to Councilmember Kevin Faulconer, the mayor and city attorney offices. “Residents vested in their community are critical to sustaining neighborhood character, quality and livability. Vacation rentals are contrary to this purpose. Tourist and visitor renters are not vested in the community.” In September 2007, the city attorney’s office sent Faulconer’s office a memorandum stating that vacation rentals are neither regulated nor prohibited in RS zones but that the land development code could be amended to regulate them. The California Coastal Commission would have to approve code amendments. “There is no evidence that the past zoning codes prohibited short-term vacation rentals in the single-family zone, nor do the current regulations prohibit such a use,” concludes the memo. “Should the City decide that there is sufficient rationale, it may consider requiring a permit, similar to that used by other cities, and/or a prohibition on short-term rentals.” A year and a half later, the PBCPG asked the community for input on the matter at its last meeting on April 22. More than 80 people showed up. The audience divided between frustrated residents who live next to disruptive vacation rentals and indignant rental owners who said their tenants are respectful and their properties are well-kept. Nancy Kramer said she has poured thousands of dollars into furnishing her 30 rental properties and that she seeks responsible tenants who will respect her property. She said residents upset with poor behavior in the neighborhoods are confusing vacation rentals with mini-dorms that house too many college students. Kramer said she rents her residences to families in town for occasions like weddings, funerals, graduations or reunions or to see a soldier off to Iraq. “If I had my choice, I’d take a clean, well-maintained vacation rental next door over too many students crammed into a house anytime!” Kramer said. Kramer argued her guests call to complain about student noise down the street. She said her renters often arrive in one van and generate less traffic than single families that own several vehicles. Leonard Baron disagreed that vacation rentals hurt the neighborhood fabric. He believes the deluge of low-quality apartment rentals and bars are pushing families out of the neighborhood. Baron owns two vacation rentals on Oliver Street and one on Cass Street. “Pacific Beach is surrounded by three colleges,” Baron said. “The students have to live somewhere and PB’s central location to the colleges and the beaches make it ideal for them.” For Leslie Barnes, renting out her house in the summer supplements her income so that she can afford to keep her home. But for other neighbors, the rental properties degrade their quality of life. Jennifer Sprofera said the vacation rentals are “commercializing” the neighborhoods and she wondered about the legality of the rentals in the SF zone. “The city prohibits commercial use in a residential neighborhood,” she said. “The city charges TOT taxes on the vacation rentals. It doesn’t make any sense. I’m not against vacation rentals – only in residential zones.” M. Matthews, who did not want to disclose her full name, said her vacation rental neighbors are consistently loud after 10 p.m., urinate in public and ruin the character and livability of the neighborhood. Another woman, who refused to provide her name, said at the meeting that she does not feel comfortable hosting her daughter’s Brownie parties when the tenants of the vacation rental next door get drunk, smoke pot and have loud sex. “It’s really hard to legislate common courtesy,” said Jil Coolidge. “It’s both a blessing and a curse to live at the beach.” PBCPG board member Jim Krokee plans to meet with the city attorney’s office to discuss existing ordinances that could remedy the situation. “The first step is to find out what ordinances are on the books and maybe that resolves the question,” Krokee said, referring to noise or lease ordinances to control undesirable behavior. “We may find that there’s enough out of there – if it’s enforced by the city – that these problems may be alleviated.” Krokee said the PBCPG will form a subcommittee that represents various viewpoints to discuss the problem, options, solutions and compromises. People interested in sitting on the committee or who wish to offer a perspective or solution should email Jim Krokee at [email protected]. “It sounded like at the meeting that even people who had vacation rentals were trying to have decent rentals where people would be orderly and not offend anyone,” Krokee said.