108-11-9 Operating Standards

A. Information dissemination requirements. Each licensed short-term rental shall have the following information posted internally in a conspicuous location where it can be easily viewed by occupants: 1. A copy of the current STR license; 2. Contact information for the owner and Responsible Agent, including a twenty-four-hour response telephone number; 3. Emergency contact information, including 911; 4. The property’s maximum permitted occupancy; 5. The approved parking plan, including maximum number of vehicles, locations of approved parking areas, locations for trailers or oversized vehicles, prohibition of parking in the public right-of-way, and other applicable parking rules; 6. A map and description of fire extinguishers, emergency egress routes, and evacuation information; 7. Noise, parking, trash, animal, fire-restriction, and good-neighbor requirements; 8. Current fire restriction information or a link to the Fire Authority’s current fire-restriction information; 9. Dark-sky compliance requirements; and 10. Any other information required by the reviewing agencies to protect public health and safety. Each licensed short-term rental shall have its assigned street address posted externally in a conspicuous location where it can be viewed day or night from the adjacent street or access way. External posting shall also include a twenty-four-hour complaint-response telephone number unless otherwise approved by the City. B. Advertising requirements and state-law limitations. All advertising for a licensed short-term rental shall include the property’s STR license number in searchable plain text and shall not advertise an occupancy, parking capacity, sleeping arrangement, event use, or other use that exceeds the approved STR license, approved floor plan, approved parking plan, or this Chapter. Nothing in this Chapter shall be construed to prohibit an individual from listing or offering a short-term rental on a short-term rental website or to authorize enforcement based solely upon such listing or offering, except as expressly permitted by Utah Code § 10-8-85.4, as amended. The City may use a listing or offering on a short-term rental website as evidence only to the extent allowed by state law and only in conjunction with additional evidence sufficient to support enforcement. C. Occupancy. 1. The maximum occupancy for a short-term rental shall not exceed two (2) persons per approved bedroom or sleeping room, plus four (4) additional persons, up to a maximum of ten (10) persons per short-term rental unless a greater occupancy is approved under Subsection C.3. 2. The maximum occupancy may be reduced based on site-specific limitations, including but not limited to parking constraints, access limitations, septic or sewer capacity, culinary water capacity, fire access, sleeping-room limitations, building-code limitations, or health and safety concerns. 3. A greater maximum occupancy may be approved only upon written approval of the Fire Authority, Building Official, Health Department where applicable, and any other reviewing agency with jurisdiction, based on Revised Chapter 108-11 - Short-Term Rentals | Legal Review Draft applicable law and site-specific life-safety, access, water, wastewater, parking, and sleeping-room limitations. Additional requirements may include an automatic residential fire sprinkler system where required by applicable code or by the Fire Authority as a condition of approval for the proposed occupancy. 4. Except for condominiums or similar units expressly approved to allow a short-term rental within a lockout sleeping room, owners shall not concurrently rent individual rooms or areas to more than one unrelated party for the same night or nights. 5. All sleeping accommodations must be maintained inside the licensed dwelling unit and within areas shown on the approved floor plan. External accommodations, including yurts, teepees, tents, recreational vehicles, travel trailers, temporary structures, or similar accommodations, shall not be used for sleeping accommodations or to increase maximum permitted occupancy. 6. No licensed short-term rental may be rented for fewer than two (2) consecutive nights. D. Parking. 1. In addition to the parking requirements for dwellings in Section 108-8-2, at least one (1) parking space measuring a minimum of nine (9) feet by twenty (20) feet shall be provided for each two (2) sleeping rooms offered, but never fewer than two (2) parking spaces. 2. All vehicles of occupants and visitors shall be parked only within the property’s boundary lines and in accordance with the approved parking plan. 3. No parking is allowed within adjacent public rights-of-way or private roads unless expressly approved by the City and the road owner or applicable road authority. 4. No vehicles shall be parked on lawn, landscaped, unimproved, vegetated, or non-approved areas. 5. Parking within allowed setback areas may occur only on an approved, improved, hard-surfaced parking area shown on the approved parking plan and shall not exceed twenty-five percent (25%) of the front or side yard setback area unless otherwise allowed by the Land Use Code. 6. No bus, shuttle, van, or other vehicle with passenger capacity greater than sixteen (16) persons may be parked at the property. 7. Trailers and oversized vehicles shall be parked only in locations designated on the approved parking plan. Trailer and oversized vehicle parking spaces shall be at least ten (10) feet by forty-five (45) feet, with reasonable access and maneuvering area provided. E. Noise. Between 10:00 p.m. and 8:00 a.m., no sound exceeding fifty (50) dB, and no amplified or reproduced sound audible beyond the property line, shall be allowed, as measured and enforced in accordance with the Ogden Valley City Noise Ordinance, Section 5.01.010, or successor provision. F. Residential nature and prohibited events. The short-term rental shall remain consistent with the residential nature of the area. No commercial operations, commercial events, or event uses shall be permitted in the home or on the property in connection with the short-term rental. Prohibited uses include receptions, luncheons, weddings, retreats, corporate events, ticketed events, and similar commercial uses or events. Catering of food, erection or use of temporary shelters, tents, canopies, or similar structures, and outside employees or staff in connection with an event are prohibited unless separately authorized by applicable City ordinance and approval. G. Trash disposal and collection. All short-term rental properties shall comply with the approved trash disposal and collection plan. Except on assigned trash pick-up days, trash containers must be stored behind the front setback line and positioned next to the house or in another approved screened or wildlife-resistant location. All trash shall be placed within appropriate receptacles. The Responsible Agent shall ensure that trash exceeding normal pick-up capacity is collected and removed as needed. Properties with larger occupancies shall provide sufficient additional trash capacity. H. Outdoor lighting. Revised Chapter 108-11 - Short-Term Rentals | Legal Review Draft All outdoor lighting associated with a short-term rental shall comply at all times with Chapter 108-16 of the Land Use Code. All nonconforming outdoor lighting shall be replaced with conforming lighting prior to issuance of an STR license. I. Signage. On-site signage intended to advertise the property as a short-term rental is prohibited on the property and in adjacent rights-of-way. J. Fire safety. 1. The property must have primary access along a public right-of-way or access easement that meets the Fire Authority’s requirements for fire access. 2. The property must comply with all applicable fire-safety requirements, as determined by the Fire Authority and applicable law. 3. Outdoor fire pits must be permanently affixed with concrete or hard-surface aprons or otherwise approved by the Fire Authority. Only natural gas or propane gas fire pits are allowed within the Wildland-Urban Interface unless otherwise approved by the Fire Authority and applicable law. 4. Smoke and carbon monoxide detectors must be installed and maintained as required by applicable building and fire codes. 5. Fire extinguishers must be placed in approved locations on each level of the property and adjacent to outdoor fire pits where required by the Fire Authority. 6. An emergency egress plan must be posted in a conspicuous location on each level of the property. 7. Properties located within the Wildland-Urban Interface area shall comply with current Wildland-Urban Interface requirements applicable to the property. K. Animals. 1. Animals shall be kept on leash while outdoors unless securely contained in a fenced area approved as part of the STR license. 2. No animal shall be allowed to roam freely or create a nuisance, threat, or disturbance.